| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 73rd | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5580 Aztec Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1989 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5580 Aztec Dr, La Mesa Multifamily Investment
Stabilized renter demand in an inner-suburban San Diego node, with neighborhood occupancy around 88.5% and a deep renter-occupied base, according to WDSuite’s CRE market data. Positioning benefits from high home values that tend to sustain rental reliance while requiring attentive lease management.
The property sits in La Mesa’s Inner Suburb, rated A- and ranked 120 out of 621 neighborhoods in the San Diego-Chula Vista-Carlsbad metro—competitive in the metro and effectively top quartile among local peers. Restaurants and grocery access benchmark strong versus national norms (both in the mid-90s percentiles), while parks access also compares favorably. Cafés and pharmacies are thinner locally, so daily convenience skews toward grocers and eateries.
Schools in the area average 4.0 out of 5 and place in the mid-80s national percentile, supporting family-oriented renter profiles. Median home values sit in a high national percentile, and the value-to-income ratio is elevated versus the U.S., a combination that typically sustains multifamily demand and supports pricing power, with the caveat that retention can hinge on rent-to-income management. Neighborhood rents trend above national medians, consistent with broader San Diego dynamics.
Vintage context matters: the neighborhood’s average construction year is 1976, while the subject’s 1989 vintage is newer than local averages. That relative positioning can enhance competitiveness versus older stock; however, investors should plan for modernization of systems and common areas to maintain standing among refreshed comparables.
Tenure signals are constructive for multifamily: approximately 64.5% of neighborhood housing units are renter-occupied, indicating a sizable renter concentration and a deeper tenant base for lease-up and backfill. Within a 3-mile radius, demographics point to a larger tenant base and near-term resilience—population and households have grown in recent years, with forecasts through 2028 indicating additional population growth and a notable increase in households. These trends expand the renter pool and can support occupancy stability and rent growth. Based on CRE market data from WDSuite, the neighborhood’s occupancy sits below the national midpoint, so asset-level operations and renovation strategy remain important levers.
Safety indicators should be viewed comparatively across the metro and nationally. The neighborhood’s crime rank is lower (263 out of 621), indicating higher crime relative to the San Diego metro median. Nationally, the area tracks in lower safety percentiles, with violent and property offenses positioned below the U.S. midpoint. Recent trends are mixed: estimated property offense rates have declined year over year, while violent offense estimates have moved higher. For investors, this suggests paying close attention to on-site security, lighting, and resident experience, and benchmarking operating practices against competitive assets in similar Inner Suburb locations.
Nearby employers span energy, defense, food distribution, semiconductors, and biotech—sectors that support a diversified renter base and commute convenience for workforce and professional tenants.
- L-3 Telemetry & RF Products — defense & aerospace offices (6.9 miles)
- Sempra Energy — utilities & energy (8.97 miles) — HQ
- Sysco — food distribution (10.86 miles)
- Qualcomm — semiconductors & wireless (12.66 miles) — HQ
- Celgene Corporation — biotechnology (12.94 miles)
5580 Aztec Dr offers scale at 92 units and a 1989 vintage that is newer than the neighborhood average, positioning the asset competitively versus older La Mesa stock while leaving room for targeted value-add and system modernization. High ownership costs in the surrounding area reinforce renter reliance, and a substantial renter-occupied share in the immediate neighborhood supports depth of demand. Within a 3-mile radius, population and household growth—along with forecasts for further expansion—signal a larger tenant base that can support occupancy stability and measured rent growth.
At the same time, neighborhood occupancy trends sit below the national midpoint and safety indicators trail metro medians, warranting disciplined operations, security enhancements, and resident-experience investments. According to CRE market data from WDSuite, the submarket’s amenity and school rankings stand out versus national benchmarks, helping underpin leasing fundamentals for well-managed assets.
- 92-unit scale with a 1989 vintage—competitive versus older local stock with value-add potential
- High home values and elevated value-to-income ratios sustain multifamily demand and pricing power
- Large renter-occupied base locally and 3-mile household growth expand the tenant pool
- Strong amenities and school positioning for the metro support leasing and retention
- Risks: neighborhood occupancy below national midpoint and safety metrics below metro median require focused asset management