| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 63rd | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 Williamsburg Ln, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1979 |
| Units | 70 |
| Transaction Date | 2006-07-17 |
| Transaction Price | $9,300,000 |
| Buyer | HOUSTON GARDEN APARTMENTS INC |
| Seller | KUTZKE CAROLYN |
4700 Williamsburg Ln La Mesa Multifamily Investment
Neighborhood occupancy trends in La Mesa are solid and broadly supportive for stable leasing, with rates above national medians according to WDSuite’s CRE market data. For investors, the area’s high-cost ownership market and steady renter demand point to durable tenant depth at the neighborhood level, not the property.
The property sits in an Inner Suburb cluster of La Mesa (neighborhood rating: B-), positioned mid-pack within the San Diego-Chula Vista-Carlsbad metro — ranked 307 of 621 neighborhoods. For investors, this indicates competitive fundamentals locally without the pricing volatility of core urban pockets.
Neighborhood occupancy is in the upper half nationally (68th percentile), suggesting leases tend to hold, while median contract rents in the neighborhood rank high nationally (87th percentile). At the same time, the rent-to-income ratio sits in the lower third nationally, an indicator of manageable affordability pressure that can aid retention and collections. Median home values rank in the 93rd percentile nationally and the value-to-income ratio is in the 90th percentile, reflecting a high-cost ownership market that generally sustains multifamily demand.
Within a 3-mile radius, demographics show recent population growth with an expected increase through the next five years, alongside rising median household incomes and a decreasing average household size. This combination typically expands the renter pool while supporting occupancy stability and lease trade-outs. Renter-occupied housing units account for roughly half of the housing stock in this 3-mile view, signaling a deep tenant base for multifamily.
Local amenities are mixed: grocery access is a relative strength (90th percentile nationally), while parks, pharmacies, and cafes are thinner within the neighborhood cluster. Average school ratings trend below national norms, which may modestly temper family-driven demand. Overall housing metrics are competitive for the metro and top quartile nationally is not indicated, but the area remains serviceable for workforce renters seeking proximity to San Diego employment corridors.
Safety trends are mixed when viewed through comparative lenses. The neighborhood’s crime rank is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (204 of 621), yet national percentiles indicate below-average safety compared with neighborhoods nationwide (violent and property crime percentiles in the lower ranges). For investors, this points to prudent security and operations planning rather than a structural deterrent.
Recent trajectory is a constructive note: estimated property crime levels have improved year over year, placing the neighborhood above the national median for improvement pace. Continued monitoring of trendlines is advisable, but the directional shift supports a balanced outlook.
Nearby employers span defense & aerospace, energy/utilities, food distribution, wireless technology, and biopharma — a diversified base that supports renter demand through commute convenience and broad industry exposure. Specifically, this includes L-3 Telemetry & RF Products, Sempra Energy, Sysco, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace (7.0 miles)
- Sempra Energy — energy & utilities (8.1 miles) — HQ
- Sysco — food distribution (11.8 miles)
- Qualcomm — wireless & semiconductors (13.0 miles) — HQ
- Celgene — biopharma (13.2 miles)
This La Mesa location offers balanced fundamentals supported by neighborhood occupancy that sits above national medians and by a high-cost ownership backdrop that reinforces reliance on rental housing. Based on CRE market data from WDSuite, median contract rents in the neighborhood are elevated nationally while rent-to-income levels remain comparatively manageable — a constructive setup for retention and steady collections. The 3-mile radius shows population and household growth with rising incomes and smaller household sizes, expanding the renter pool and supporting long-run demand.
Proximity to diversified employment nodes — including defense/aerospace, utilities, food distribution, wireless, and biopharma — underpins leasing resilience across cycles. Amenity depth is mixed and school ratings trend lower than national averages, so underwriting should incorporate prudent concessions and marketing assumptions for family renters, along with sensible security and site-operations planning.
- Occupancy and rent positioning above national medians support stable leasing and collections
- High-cost ownership market sustains renter demand and helps pricing power
- 3-mile population and household growth with rising incomes expands tenant base
- Diverse nearby employers (defense, energy, logistics, tech, biopharma) support demand depth
- Risks: below-average national safety percentiles and softer school ratings warrant conservative underwriting