| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 64th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7990 Lemon Cir, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 1977 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | $1,095,400 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
7990 Lemon Cir La Mesa Multifamily Investment
This 31-unit property built in 1977 sits in a neighborhood with 98.6% occupancy rates and strong renter demand, according to CRE market data from WDSuite. The area's high rental share and amenity density support tenant retention in the competitive San Diego metro.
The property sits in an A-rated neighborhood that ranks in the top quartile among 621 metro neighborhoods for overall desirability. With 68.4% of housing units occupied by renters, the area maintains strong rental demand fundamentals. Neighborhood-level occupancy reaches 98.6%, well above typical metro benchmarks, indicating stable absorption and limited turnover risk.
Demographics within a 3-mile radius show a population of approximately 158,000 with median household income of $86,891. Projections through 2028 indicate household growth of 38%, expanding the potential renter pool and supporting long-term occupancy stability. The area's median rent of $1,770 reflects healthy pricing power while maintaining tenant affordability relative to area incomes.
Built in 1977, the property aligns with the neighborhood's average construction vintage of 1974, suggesting potential for value-add renovations to capture rent premiums. The area benefits from exceptional amenity density, ranking in the 95th percentile nationally for grocery stores and restaurants per square mile, which supports tenant satisfaction and retention rates.
Home values averaging $714,700 with 48% five-year appreciation reinforce rental demand, as elevated ownership costs keep households in the rental market longer. The rent-to-income ratio suggests manageable affordability for tenants while providing operators with pricing flexibility during lease renewals.
Crime metrics show the neighborhood ranking in the lower half among San Diego metro neighborhoods, with property crime rates that have improved significantly over the past year, declining by 41%. While violent crime rates remain above metro averages, the substantial reduction in property offenses indicates improving security conditions that can support tenant retention and lease-up velocity.
Investors should monitor ongoing crime trends and consider security enhancements as part of capital planning, particularly given the neighborhood's strong fundamentals in other areas. The improving property crime trajectory suggests positive momentum that may continue benefiting the investment climate.
The surrounding area benefits from proximity to major San Diego employers, providing workforce housing opportunities for professionals in technology, energy, and defense sectors.
- L-3 Telemetry & RF Products — defense & aerospace (7.6 miles)
- Sempra Energy — energy services (8.4 miles) — HQ
- Qualcomm — technology (13.5 miles) — HQ
- Celgene Corporation — biotechnology (13.7 miles)
This 31-unit property offers exposure to San Diego's resilient rental market through a neighborhood with exceptional occupancy fundamentals and growing renter demand. The 1977 construction year presents value-add renovation opportunities to capture rent premiums in a submarket where median rents have increased 32% over five years. Projected household growth of 38% through 2028 supports long-term tenant demand, while the area's high amenity density and proximity to major employers enhance retention prospects.
According to multifamily property research from WDSuite, the neighborhood's A-rating reflects strong fundamentals across housing, demographics, and amenities that typically correlate with stable cash flows. The substantial renter share of 68.4% and elevated home values reinforce rental demand dynamics, though operators should factor crime monitoring and potential security improvements into capital planning.
- Neighborhood occupancy of 98.6% indicates strong absorption and low turnover risk
- Projected 38% household growth through 2028 expands potential tenant base
- 1977 vintage offers value-add renovation upside in appreciating submarket
- High amenity density and employer proximity support tenant retention
- Crime trends require monitoring and may necessitate security capital investments