| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5455 Kiowa Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1979 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | $2,125,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
5455 Kiowa Dr, La Mesa Multifamily Investment
Renter demand is supported by a high renter-occupied share and above-median neighborhood occupancy, according to WDSuite’s CRE market data. Positioning in La Mesa offers durable leasing fundamentals with room for operational upside.
The property is in an Urban Core pocket of La Mesa rated A-, ranking 140 out of 621 San Diego metro neighborhoods, which is competitive among San Diego neighborhoods. Neighborhood occupancy is above the metro median (rank 280 of 621), a favorable backdrop for income stability.
Renter concentration is a clear support: the neighborhood’s share of renter-occupied housing units ranks 82 of 621 (top quartile among metro neighborhoods), indicating depth in the tenant base and steady leasing potential. Within a 3-mile radius, population and households have grown recently, and projections indicate additional household growth by 2028—expanding the renter pool and supporting occupancy stability.
Amenities skew positive for daily convenience. Restaurant density sits in the top decile nationally, with cafes and childcare also above national norms. Park and pharmacy density are limited locally, so resident appeal leans on dining, services, and commute access rather than green space.
Elevated home values versus national benchmarks and a high value-to-income ratio suggest a high-cost ownership market, which typically sustains rental demand and supports lease retention when pricing is managed carefully. Average school ratings are around 3 out of 5—serviceable for broad renter appeal.
Safety metrics are mixed. The neighborhood’s crime rank is slightly on the weaker side of the metro median (rank 301 of 621), and national comparisons place it below the U.S. median for safety (around the 31st percentile). Underwriting should assume prudent security, lighting, and active community management consistent with urban San Diego submarkets.
Momentum on property offenses is constructive, with a year-over-year decline that compares favorably to many neighborhoods nationwide. Even so, violent-offense measures sit in lower national percentiles, so expectations should emphasize steady operational attention rather than near-term shifts.
Nearby employers span defense/aerospace, energy utilities, food distribution, wireless/semiconductors, and biotech—supporting a broad renter base and commute convenience for workforce housing.
- L-3 Telemetry & RF Products — defense & aerospace (6.4 miles)
- Sempra Energy — energy utilities (8.2 miles) — HQ
- Sysco — food distribution (11.0 miles)
- Qualcomm — semiconductors & wireless (12.3 miles) — HQ
- Celgene Corporation — biotech (12.5 miles)
5455 Kiowa Dr offers investors exposure to a renter-oriented neighborhood with above-metro-median occupancy and strong restaurant/service density. Within a 3-mile radius, recent gains in population and households—and projections for further household expansion—point to a larger tenant base that can support occupancy stability and measured rent growth, based on commercial real estate analysis from WDSuite.
High-cost ownership conditions in the neighborhood tend to reinforce reliance on multifamily rentals, aiding retention when paired with disciplined rent-to-income management. Primary watch items include safety benchmarks that trail national medians and limited park/pharmacy density, which underscores the need to compete on operations, unit quality, and access to employment.
- Above-metro-median neighborhood occupancy supports income durability
- Top-quartile renter-occupied share indicates strong tenant depth
- 3-mile household growth outlook supports leasing and renewal performance
- Risks: below-national-median safety metrics and limited park/pharmacy density