| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5035 Guava Ave, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1986 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | $925,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
5035 Guava Ave La Mesa Multifamily Opportunity
Neighborhood-level occupancy is steady with a high renter-occupied share, supporting demand resilience for this submarket according to WDSuite’s CRE market data. These metrics describe the surrounding neighborhood, not the property itself.
Located in La Mesa within the San Diego metro, the neighborhood surrounding 5035 Guava Ave is competitive among San Diego neighborhoods (ranked 140 of 621; A-). Renter-occupied housing is prevalent, indicating depth in the tenant base and potential leasing stability for multifamily assets.
Daily-life amenities are a relative strength: restaurants are dense (94th percentile nationally), with cafes and childcare options also above national norms. Grocery access trends better than average, though nearby parks and pharmacies are limited within the immediate neighborhood footprint. School quality is around the national middle (average rating roughly 3 out of 5), aligning with a broad, workforce-oriented renter pool.
Neighborhood occupancy is solid and has trended up in recent years, while the share of renter-occupied units is high (65.9%), suggesting consistent apartment demand and a wide leasing funnel. Compared with national CRE benchmarks, the area’s housing indicators sit in the top quartile, supporting rentability and retention potential through cycles.
Demographic statistics aggregated within a 3-mile radius point to population growth and a projected increase in households over the next five years, with slightly smaller household sizes. Rising incomes alongside steady rent growth expand the renter pool and can support occupancy stability, while elevated ownership costs in the metro context sustain reliance on multifamily housing rather than home purchase.
Vintage matters: the property’s 1986 construction is newer than the neighborhood average vintage (1979), which can be competitively advantageous versus older stock. Investors should still plan for system modernizations and targeted renovations to capture value-add upside and support rent positioning against renovated comparables.
Safety trends are mixed in this part of the San Diego metro. The neighborhood’s crime rank sits near the middle of the pack locally (301 of 621), placing it below national norms for safety overall. Violent offense metrics track weaker versus neighborhoods nationwide, while recent property offense rates have improved materially year-over-year, indicating some positive momentum. These figures describe neighborhood conditions rather than the property and should be validated with current, block-level due diligence.
The employment base within commuting range mixes defense/aerospace, energy, distribution, and life sciences, supporting a broad renter pool and commute convenience for workforce tenants. Notable nearby employers include L-3 Telemetry & RF Products, Sempra Energy, Sysco, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace (7.2 miles)
- Sempra Energy — energy & utilities (8.6 miles) — HQ
- Sysco — food distribution (11.6 miles)
- Qualcomm — technology & wireless (13.1 miles) — HQ
- Celgene Corporation — biopharma (13.3 miles)
5035 Guava Ave (81 units; built 1986) sits in a competitive La Mesa neighborhood where renter concentration and steady occupancy indicate durable multifamily demand. Elevated ownership costs at the metro level reinforce reliance on rentals, while rent-to-income levels in the area help temper affordability pressure—factors that can support retention and pricing discipline through cycles. According to CRE market data from WDSuite, the surrounding neighborhood ranks above the metro median on housing fundamentals and has shown improving occupancy alongside strong amenity access.
The 1986 vintage is newer than the area’s average stock, offering a relative edge versus older properties and a practical platform for targeted value-add (unit interiors and common-area updates, systems modernization). Demographic trends within a 3-mile radius point to population growth and a larger household base ahead, expanding the tenant pool and supporting leasing stability over the long term.
- High renter-occupied share and steady neighborhood occupancy support consistent leasing
- 1986 vintage is newer than local average, with clear value-add modernization paths
- Strong amenity access and proximity to diversified employers underpin renter demand
- Demographic tailwinds within 3 miles expand the tenant base and reinforce occupancy stability
- Risks: safety metrics trail national norms and limited park/pharmacy access may affect some renters; underwrite capex for aging systems