| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 61st | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5639 Jackson Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1978 |
| Units | 45 |
| Transaction Date | 2015-11-13 |
| Transaction Price | $8,900,000 |
| Buyer | THE RIDGE ON JACKSON LLC |
| Seller | MESA RIDGE SAN DIEGO LLC |
5639 Jackson Dr La Mesa Multifamily Investment
Neighborhood fundamentals at this La Mesa address point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. The surrounding area shows strong renter-occupied concentration and steady leasing performance at the neighborhood level, supporting income stability for multifamily investors.
Located in La Mesa within the San Diego metro, the neighborhood scores A- and ranks 162 out of 621 metro neighborhoods—competitive among San Diego-Chula Vista-Carlsbad neighborhoods. Neighborhood-level occupancy is elevated (top quartile nationally), which supports cash flow consistency for well-managed assets; note this occupancy refers to the neighborhood, not the property.
Local amenity access is a positive for resident retention: grocery and pharmacy density sit around the 90th percentile nationally, and restaurant options are similarly strong. Cafe and childcare storefront density is thinner, which may modestly limit convenience for some residents, but core daily-needs retail is well covered. Average school ratings hover near 3 out of 5, signaling generally serviceable education options for family renters.
At the neighborhood level, roughly half of housing units are renter-occupied (high 80s national percentile), indicating a deep tenant base for multifamily. Median contract rents benchmark high relative to national norms, while median home values are elevated and value-to-income ratios are high-cost for ownership—conditions that tend to sustain reliance on rental housing and support pricing power with careful lease management.
Demographic statistics aggregated within a 3-mile radius show modest recent population growth with a larger increase in household counts and a gradual shift toward smaller average household size. These trends expand the prospective renter pool and can support occupancy stability and absorption for well-positioned units. The property’s 1978 vintage is newer than the neighborhood’s average construction year (1964), offering relative competitiveness versus older stock while still leaving room for targeted systems upgrades or cosmetic updates to enhance rent positioning.
Safety indicators are mixed and should be evaluated in context. The neighborhood’s crime rank sits near the metro median (293 out of 621), which places it around the middle of the pack among San Diego-Chula Vista-Carlsbad neighborhoods. Nationally, overall safety levels trend below the median, with violent offense measures in lower national percentiles compared with peer neighborhoods.
Recent momentum shows some improvement: estimated property offense rates have declined year over year, a constructive signal for neighborhood conditions. Investors should underwrite with prudent security and operations planning while monitoring submarket trends over time rather than relying on block-level assumptions.
Proximity to established employers supports commuter convenience and a stable renter base, with nearby roles concentrated in aerospace/defense, energy utilities, food distribution, and technology. The list below reflects key employers within a roughly 7–13 mile commute that can underpin demand and retention.
- L-3 Telemetry & RF Products — defense & aerospace offices (7.4 miles)
- Sempra Energy — energy utilities (9.4 miles) — HQ
- Sysco — foodservice distribution (11.0 miles)
- Qualcomm — wireless technology (13.1 miles) — HQ
- Celgene Corporation — biopharma offices (13.4 miles)
This 45-unit, 1978-vintage asset benefits from a neighborhood with high occupancy and a sizable renter-occupied share, supporting income durability relative to broader national conditions. Elevated home values in the area reinforce reliance on multifamily, while daily-needs retail density enhances resident convenience and retention. Based on CRE market data from WDSuite, the neighborhood ranks competitive within the San Diego metro and sits in top-quartile territory nationally for occupancy, indicating supportive leasing fundamentals at the neighborhood level.
Within a 3-mile radius, recent population gains alongside faster household growth and gradually smaller household sizes point to a larger tenant base over time. The 1978 construction date offers a competitive edge versus older local stock, with potential value-add upside through targeted modernization, energy systems updates, and unit finishes. Key risks include below-median national safety readings and a thinner cafe/childcare storefront presence, which warrant conservative underwriting and focused property operations.
- High neighborhood occupancy and strong renter concentration support income stability
- Elevated ownership costs in the area sustain multifamily demand and pricing power
- 1978 vintage provides relative competitiveness with room for targeted value-add
- 3-mile trends show household growth and smaller sizes, expanding the renter pool
- Risk: below-median national safety metrics; underwrite security and operations prudently