| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5027 Guava Ave, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1979 |
| Units | 22 |
| Transaction Date | 2006-05-12 |
| Transaction Price | $2,400,000 |
| Buyer | JOEHNK KARSTEN |
| Seller | FLAITZ GEORGE O |
5027 Guava Ave La Mesa Multifamily Investment
Neighborhood occupancy is strong at 95.7% and has trended higher over five years, supporting stable cash flow potential for nearby assets, according to WDSuite s CRE market data. This signal reflects the broader area s renter demand rather than the property itself.
Located in La Mesa within the San Diego-Chula Vista-Carlsbad metro, the neighborhood is rated A- and ranks 140 of 621 competitive among metro options. Restaurant density sits in the top decile nationally, with cafes and groceries also above average, indicating convenient daily-needs access. Average school ratings are around 3.0 out of 5, which is typical for many urban core submarkets.
The area measured at the neighborhood level shows occupancy of 95.7% (up over the last five years) and a high share of renter-occupied housing units at 65.9% (96th percentile nationally). For investors, that renter concentration points to a deep tenant base and supports leasing velocity and retention across comparable multifamily properties.
Within a 3-mile radius, demographics indicate modest population growth over the past five years and a larger increase in households, suggesting slightly smaller household sizes and a gradually expanding renter pool. Projections call for further population and household growth, which can support occupancy stability and absorption for workforce and market-rate product.
Home values in the neighborhood are elevated (near the 89th percentile nationally), a high-cost ownership context that can sustain reliance on rental housing and bolster pricing power for well-positioned assets. Median contract rents are also on the higher side for the region, and a rent-to-income ratio near 27% suggests affordability pressure is a consideration for lease management rather than a deterrent to demand.
Safety indicators compare below national averages, with the neighborhood s crime profile falling in lower national percentiles. That said, recent data shows a meaningful one-year decline in property offenses, an encouraging trend that can support tenant retention and operational stability if it continues, based on CRE market data from WDSuite.
As with most urban core locations, investors should underwrite prudent security and lighting measures and monitor submarket trends over time rather than relying on block-level assumptions.
Proximity to diversified employers supports a steady commuter tenant base and reinforces weekday demand, led by aerospace/defense, utilities, food distribution, and technology anchors located within typical metro drive times.
- L-3 Telemetry & RF Products defense & aerospace offices (7.2 miles)
- Sempra Energy utilities (8.6 miles) HQ
- Sysco food distribution (11.6 miles)
- Qualcomm technology & R&D (13.1 miles) HQ
- Celgene Corporation biopharma offices (13.4 miles)
5027 Guava Ave is a 22-unit 1975 vintage asset with average unit sizes near 584 SF, positioned in an urban core neighborhood where occupancy is high and renter-occupied housing share is elevated. The 1975 construction year suggests typical capital planning items and potential value-add or modernization upside relative to the neighborhood s slightly newer average stock. Elevated local home values support sustained renter reliance, while amenity access and household growth within a 3-mile radius expand the tenant base over time.
According to CRE market data from WDSuite, neighborhood occupancy is 95.7% with five-year improvement, and median rents and incomes sit at upper-tier levels for the region. Underwriting should consider tenant affordability management (given rent-to-income near 27%), safety metrics that trail national norms, and limited park/pharmacy density within the immediate neighborhood, balanced against deep renter concentration and strong employer access.
- High neighborhood occupancy and deep renter concentration support lease-up and retention
- 1975 vintage creates value-add/modernization pathways to improve revenue and competitiveness
- Elevated home values in a high-cost ownership market reinforce multifamily demand
- Commutable access to major employers across utilities, tech, aerospace, and distribution
- Risks: below-average safety metrics, affordability pressure (~27% rent-to-income), and limited parks/pharmacies