| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5519 Lake Murray Blvd, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $2,170,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
5519 Lake Murray Blvd La Mesa Multifamily Opportunity
Neighborhood occupancy in the mid-90s and a high renter-occupied share point to resilient demand drivers for this La Mesa asset, according to WDSuite s CRE market data.
The property sits in an Urban Core neighborhood in La Mesa with an A- neighborhood rating and a rank of 140 among 621 San Diego metro neighborhoods, placing it in the top quartile locally. That positioning typically reflects durable renter demand and serviceable daily needs access relative to the broader metro, based on CRE market data from WDSuite.
Local amenities support livability for tenants. Restaurant density ranks 94 of 621 (top quartile) and cafes rank 115 of 621 (competitive), while groceries are above the metro median. Average school ratings are around 3 out of 5, adequate for workforce households, and neighborhood housing metrics sit in the top quintile nationally for overall housing quality. Note that these are neighborhood-level indicators, not property-specific measures.
For investors evaluating demand depth, the neighborhood s renter-occupied share is high, reinforcing a larger tenant base and helping stabilize occupancy over cycles. Median home values are elevated relative to incomes (high value-to-income ratios and upper-tier national percentiles), which tends to sustain reliance on multifamily rentals and can aid pricing power and lease retention.
Within a 3-mile radius, demographics show modest recent population growth with households expanding and average household size trending slightly lower. Looking ahead, forecasts indicate continued population growth and a sizable increase in households, which would expand the renter pool and support occupancy stability if supply remains measured.
Vintage and competitiveness: Built in 1985, the asset is newer than the neighborhood s average vintage (late 1970s), suggesting relative competitiveness versus older stock, though investors should plan for modernization of aging systems and potential value-add upgrades to capture rent premiums.
Safety indicators for the neighborhood are mixed relative to peers. The area ranks 301 out of 621 metro neighborhoods on overall crime, which is roughly around the metro midpoint, and sits below national averages on violent and property safety percentiles. However, recent neighborhood data shows a meaningful year-over-year decline in property offense rates, an improving trend worth monitoring. These are neighborhood-level measures and may not reflect block-specific conditions.
Nearby employers diversify the workforce and support renter demand through commute convenience, including defense/aerospace, utilities, food distribution, semiconductors, and biopharma 4the same industries listed below.
- L-3 Telemetry & RF Products d defense & aerospace (6.5 miles)
- Sempra Energy d utilities (8.5 miles) d HQ
- Sysco d foodservice distribution (10.9 miles)
- Qualcomm d semiconductors (12.4 miles) d HQ
- Celgene Corporation d biopharma (12.6 miles)
This 30-unit, 1985-vintage asset benefits from a high renter concentration and neighborhood occupancy that sits above the metro median, supporting income stability through cycles. Elevated ownership costs in the area reinforce reliance on rental housing, while a newer-than-average vintage offers competitive positioning versus older local stock with potential value-add through modernization. According to CRE market data from WDSuite, neighborhood income performance and NOI per unit levels rank competitively within the metro, aligning with sustained demand for well-located workforce units.
Within a 3-mile radius, recent population and household growth, alongside projections for continued expansion and slightly smaller households, point to a larger renter base over the medium term. Lease management should consider affordability pressure signals, but the combination of demand drivers, location fundamentals, and operational upside makes a pragmatic long-term case.
- Above-median neighborhood occupancy and deep renter base support stable leasing
- 1985 construction offers competitive positioning with value-add modernization potential
- High-cost ownership market sustains rental demand and pricing power
- 3-mile radius shows population and household growth, expanding the renter pool
- Risks: below-national safety percentiles and rent-to-income pressures warrant active leasing and retention strategies