| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 77th | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5701 Cowles Mountain Blvd, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1977 |
| Units | 98 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5701 Cowles Mountain Blvd La Mesa Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by high-cost homeownership and solid occupancy, according to WDSuite’s CRE market data. Expect stable operations with demand anchored by nearby employment nodes and everyday amenities rather than speculative drivers.
Positioned in La Mesa within the San Diego metro, the property benefits from an A- neighborhood rating and ranks 98 out of 621 metro neighborhoods, placing it in the top quartile locally. For investors, that translates to balanced livability and demand drivers without relying on a single catalyst.
Daily needs are well supported: grocery access and parks score in the upper national percentiles, while restaurants are competitive among San Diego neighborhoods. Some retail categories are thinner nearby, but the immediate area still offers adequate essentials that help sustain renter retention.
The neighborhood’s occupancy is above the national average, and NOI per unit performance is strong relative to U.S. neighborhoods, signaling resilient operations. Renter-occupied housing is a meaningful but not dominant share in this neighborhood, indicating a tenant base drawn from both multifamily and owner-heavy surroundings—often conducive to demand durability for well-managed properties.
Demographics aggregated within a 3-mile radius show modest population growth alongside a faster increase in household counts and slightly smaller household sizes, pointing to a larger tenant base over time. Household incomes are above national medians, and rents are higher than many U.S. neighborhoods while rent-to-income remains manageable—factors that can support occupancy stability and disciplined pricing.
Safety metrics for the neighborhood are around the metro average, with overall crime near the middle of the pack among 621 San Diego-area neighborhoods. Compared with neighborhoods nationwide, safety measures are below the national median, so investors should underwrite conservatively and consider standard security, lighting, and management practices to support resident comfort and retention.
Recent readings indicate an uptick in violent incidents year over year, while property offenses track closer to national mid-range levels. Framing these signals in context—portfolio standards, insurance, and on-site practices—can help mitigate volatility and maintain leasing performance.
Nearby employment is diversified across defense and aerospace, utilities, food distribution, telecom, and biotech, supporting a broad renter base and commute convenience for residents. The list below highlights key employers within a roughly 6–13 mile radius that can underpin leasing stability.
- L-3 Telemetry & RF Products — defense & aerospace (6.6 miles)
- Sempra Energy — utilities (8.9 miles) — HQ
- Sysco — food distribution (10.6 miles)
- Qualcomm — telecommunications (12.4 miles) — HQ
- Celgene Corporation — biotech/pharma (12.6 miles)
This La Mesa asset offers steady fundamentals backed by neighborhood occupancy that trends above national norms and NOI per unit performance that is strong relative to U.S. neighborhoods. Elevated home values in the immediate area reinforce reliance on rental housing, which, combined with a diversified employment base within commuting distance, supports leasing stability across cycles.
Within a 3-mile radius, modest population growth, a faster rise in household counts, and slightly smaller household sizes suggest a gradually expanding renter pool. Rents sit above many U.S. neighborhoods while rent-to-income levels indicate manageable affordability, supporting retention; based on commercial real estate analysis from WDSuite, these dynamics are consistent with durable demand rather than short-term spikes.
- Occupancy and NOI per unit outperform broad national benchmarks, indicating resilient operations.
- High home values locally sustain renter reliance on multifamily, aiding pricing power and lease retention.
- 3-mile trends point to a larger tenant base over time as households increase and sizes edge down.
- Proximity to diversified employers (utilities, telecom, defense, biotech) supports demand across renter cohorts.
- Risks: crime metrics sit below national medians with recent volatility; some retail categories are thinner—underwrite to security, marketing reach, and retention initiatives.