| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 51st | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5629 Amaya Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1990 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5629 Amaya Dr La Mesa Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is deep, according to WDSuite’s CRE market data, suggesting durable leasing conditions in this inner-suburban La Mesa location.
This inner-suburban pocket of La Mesa ranks above the metro median for overall neighborhood quality (104 of 621), with amenity access that is competitive among San Diego neighborhoods and top quartile nationally. Dense clusters of restaurants, cafes, groceries, pharmacies, and parks support day-to-day convenience that typically aids leasing and retention.
Multifamily fundamentals are a standout at the neighborhood level: occupancy ranks 1 of 621 and sits in the top national percentile. This metric reflects the neighborhood, not the property, but it signals limited vacancy friction and stable absorption potential for comparable assets.
Within a 3-mile radius, population and household counts have been expanding, and forecasts call for further growth, broadening the tenant base. Income levels have trended higher while asking rents have also moved up, a mix that supports demand but requires disciplined rent setting and renewal strategies to manage affordability pressure.
Ownership costs in the area are elevated relative to incomes, placing the neighborhood in a high-cost ownership market. For multifamily investors, that context tends to reinforce reliance on rental housing and can support pricing power, though operators should balance rent growth with retention goals.
The building vintage in this neighborhood skews older than 1970 on average; at 1990 construction, the subject’s era is newer than much of the local stock, implying a competitive edge versus older comparables while still warranting planning for selective system updates and modernization.
Safety indicators for the neighborhood trend below national medians (24th percentile nationally), and relative to the San Diego metro the area does not rank among the safer cohorts (crime rank 463 of 621). Year over year, estimated property offenses have edged down, while violent offense estimates have ticked up, underscoring mixed signals. Investors should underwrite with prudent security and insurance assumptions and evaluate block-by-block patterns during due diligence.
Proximity to diversified employers supports a broad renter base and commute convenience, including aerospace/defense, energy utilities, food distribution, and life sciences/technology—an employment mix that can stabilize leasing and renewals.
- L-3 Telemetry & RF Products — defense & aerospace (8.1 miles)
- Sempra Energy — energy utilities (10.4 miles) — HQ
- Sysco — food distribution (10.8 miles)
- Qualcomm — wireless & semiconductors (13.6 miles) — HQ
- Celgene Corporation — life sciences (14.0 miles)
The investment case centers on durable renter demand and neighborhood-level occupancy that leads the San Diego metro, alongside strong amenity access that supports retention. Built in 1990, the asset is newer than the neighborhood’s average vintage, positioning it well versus older stock while leaving room for targeted upgrades that can enhance competitiveness and NOI. Based on commercial real estate analysis from WDSuite, the neighborhood’s tight occupancy and high-cost ownership context point to steady leasing, provided operators calibrate pricing to manage rent-to-income pressure.
Within a 3-mile radius, population and households are expanding and are projected to grow further, translating to a larger tenant pool over time. Elevated ownership costs in the area tend to sustain reliance on multifamily housing, while employer depth across defense, technology, energy, and distribution supports demand across income bands. Key risks include affordability pressure and safety variability that warrant conservative underwriting and active asset management.
- Neighborhood occupancy ranks 1 of 621 and is top percentile nationally, supporting leasing stability (neighborhood metric, not property-specific).
- 1990 vintage offers a competitive edge over older area stock with potential value-add through selective modernization.
- Amenity-rich inner suburb with strong food, grocery, pharmacy, and park access aids retention and absorption.
- Expanding 3-mile population and household base supports a larger tenant pool and long-term demand.
- Risks: rent-to-income pressure in a high-cost ownership market and below-median safety metrics require prudent operations.