| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5040 Comanche Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1978 |
| Units | 118 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5040 Comanche Dr La Mesa Multifamily Investment
Neighborhood-level occupancy has held above national norms with deep renter demand, according to WDSuite’s CRE market data. This supports a stable income profile for a mid-size asset in La Mesa while ongoing commercial real estate analysis points to durable demand from nearby employment and service amenities.
The property sits in an Urban Core neighborhood that ranks 140th out of 621 metro neighborhoods (A- rating), indicating competitive fundamentals within the San Diego-Chula Vista-Carlsbad metro. Neighborhood occupancy of 95.7% (neighborhood-level, not property-specific) places it above the national median, and 5-year improvement supports expectations for steady lease-up and retention based on CRE market data from WDSuite.
Renter-occupied share is high at the neighborhood level (65.9%, top decile nationally), signaling a large tenant base for multifamily. Median rents are in the upper national percentiles while the rent-to-income ratio trends near typical levels locally, suggesting manageable affordability pressure and room for disciplined revenue management.
Local livability features are supportive: restaurant and cafe density sit in the top quartile nationally, and grocery and childcare access are above average. Parks and pharmacies are limited within the immediate neighborhood footprint, which investors should weigh against the broader metro’s amenity depth and transit options.
Within a 3-mile radius, population and household counts have grown modestly over the past five years, with forecasts indicating further population growth and a notable increase in households. Smaller average household sizes are projected, which can expand the renter pool and support occupancy stability for well-positioned assets. Household incomes have trended upward faster than rents in recent years at the neighborhood level, reinforcing depth of demand in a high-cost ownership market where home values rank in the upper national percentiles.
Safety signals are mixed compared with broader benchmarks. The neighborhood’s overall crime rank is 301 out of 621 metro neighborhoods, roughly around the metro median, but national comparisons place it below average for safety. Violent offense metrics are in lower national percentiles, indicating elevated risk relative to many U.S. neighborhoods, while property offenses trend similarly.
Recent momentum is more favorable: estimated property offense rates declined year over year, placing the neighborhood in an above-average national percentile for improvement. Investors should incorporate prudent security measures and underwriting cushions, while recognizing the improving trend and central-location advantages typical of Urban Core areas.
Nearby employers span defense electronics, energy utilities, foodservice distribution, wireless and semiconductors, and biotech—providing a diversified employment base that supports renter demand and lease retention for workforce and professional households.
- L-3 Telemetry & RF Products — defense & aerospace electronics (6.85 miles)
- SEMPRA Energy — energy utility (8.26 miles) — HQ
- Sysco — foodservice distribution (11.52 miles)
- Qualcomm — wireless & semiconductors (12.80 miles) — HQ
- Celgene Corporation — biotech/pharma (13.00 miles)
This 118-unit asset benefits from a neighborhood with above-median occupancy and a high renter-occupied share, indicating durable multifamily demand. Amenity density is strong for dining and daily needs, and ownership costs are elevated locally, which tends to sustain reliance on rental housing and supports pricing power when managed thoughtfully. Within a 3-mile radius, population growth and a projected increase in households point to a larger tenant base over the medium term, helping underpin leasing stability.
Based on CRE market data from WDSuite, rents sit in upper national percentiles while rent-to-income levels remain near typical ranges for the metro, suggesting balanced affordability pressure under prudent underwriting. Key items to monitor include mixed safety metrics at the national comparison level and limited park/pharmacy access within the immediate neighborhood footprint.
- Above-median neighborhood occupancy and deep renter base support stable cash flow
- Strong restaurant/cafe density and diversified nearby employers enhance leasing appeal
- High-cost ownership market reinforces rental demand and potential pricing power
- 3-mile radius outlook shows population growth and household expansion, supporting absorption
- Risks: below-average national safety comparisons and limited parks/pharmacies warrant conservative underwriting