| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 68th | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7546 Parkway Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 2000 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7546 Parkway Dr, La Mesa — Multifamily in a High-Demand Renter Pocket
Neighborhood occupancy remains resilient and renter demand is deep relative to the metro, according to WDSuite’s CRE market data and commercial real estate analysis. These indicators suggest stable cash flow potential at the neighborhood level rather than at the individual property.
The address sits in an Urban Core pocket of La Mesa that ranks in the top quartile among 621 San Diego–Chula Vista–Carlsbad metro neighborhoods. Neighborhood occupancy is strong and has trended higher over the past five years, supporting steady leasing performance for comparable assets nearby.
Daily-life amenities are a relative strength: dining density is high compared with national norms, and cafes and groceries are accessible. Average school ratings are around the middle of the pack, while parks and pharmacies are less prevalent locally—factors to consider for tenant appeal beyond core convenience.
Approximately two-thirds of neighborhood housing units are renter-occupied, indicating a sizable tenant base and demand depth for multifamily. Median rents in the neighborhood benchmark high versus the nation, yet rent-to-income levels point to manageable affordability for many local renters—favorable for retention and lease management.
Built in 2000, the asset is newer than the neighborhood’s average 1970s vintage, which can enhance competitive positioning versus older stock. Investors should still plan for systems modernization and targeted updates to sustain pricing power and reduce future capital surprises.
Within a 3-mile radius, demographics show modest population gains with households trending upward and forecast to expand further, implying a gradually larger renter pool and support for occupancy stability. Elevated home values in the neighborhood signify a high-cost ownership market, which typically sustains multifamily demand as renters remain in professionally managed housing. These dynamics align with multifamily property research from WDSuite’s data on rents, incomes, and tenure.
Safety indicators are mixed. The neighborhood’s overall crime position sits around the metro middle when compared with 621 San Diego–Chula Vista–Carlsbad neighborhoods, and it tracks below the safer end of areas nationwide. Recent data also show property-related offenses declining year over year, while violent-offense measures have been more volatile.
Investors may want to incorporate trend monitoring and standard security measures in underwriting and operations, using submarket and police-reported trends as reference points rather than block-level assumptions.
Nearby employers span defense/aerospace, utilities, food distribution, semiconductors, and biotech—sectors that broaden the renter base and support retention through diverse job access.
- L-3 Telemetry & RF Products — defense & aerospace (6.7 miles)
- Sempra Energy — utilities (8.4 miles) — HQ
- Sysco — food distribution (11.2 miles)
- Qualcomm — semiconductors (12.6 miles) — HQ
- Celgene Corporation — biotech (12.8 miles)
7546 Parkway Dr offers exposure to a renter-heavy La Mesa neighborhood with stable occupancy and strong amenity access. The 50-unit scale positions the asset to capture steady demand from a diversified employment base while leveraging a newer 2000 vintage versus the area’s older stock—supporting competitive positioning with measured capital planning rather than heavy lift.
Elevated neighborhood home values and high median rents relative to national benchmarks point to sustained reliance on multifamily, while rent-to-income dynamics signal manageable affordability that can aid retention. According to CRE market data from WDSuite, the neighborhood’s occupancy performance sits above national norms and has improved over the past five years, reinforcing a case for durable income with prudent expense control and selective upgrades.
- Renter-occupied concentration supports a deep tenant base and steady leasing
- 2000 vintage offers competitive positioning versus older local stock with targeted modernization
- Amenity-rich corridor (dining, cafes, groceries) enhances resident appeal and retention
- High-cost ownership market reinforces demand for professionally managed rentals
- Risks: limited park/pharmacy access and mixed safety trends warrant conservative underwriting