| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 73rd | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8171 Vincetta Dr, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1978 |
| Units | 28 |
| Transaction Date | 2021-05-25 |
| Transaction Price | $8,150,000 |
| Buyer | CARLSBAD SHORES LLC |
| Seller | RAGLAND THOMAS L |
8171 Vincetta Dr La Mesa 28-Unit Multifamily Opportunity
Neighborhood renter-occupied share is elevated and home values are high relative to national norms, supporting durable renter demand according to WDSuite’s CRE market data. Occupancy trends have softened versus national averages, so underwriting should emphasize retention and lease management.
La Mesa’s inner-suburban setting offers day-to-day convenience with strong grocery and dining density (both near the top decile nationally) even as café and pharmacy counts are thinner locally. The neighborhood ranks 120 out of 621 across the San Diego–Chula Vista–Carlsbad metro, making it competitive among San Diego–Chula Vista–Carlsbad, CA neighborhoods based on WDSuite’s composite scoring.
For investors, the rental market shows mixed but workable dynamics. Neighborhood median contract rents sit well above national levels, while the neighborhood’s occupancy rate trends below the national midpoint, suggesting emphasis on asset-level operations to support leasing velocity. Notably, the share of housing units that are renter-occupied is high for the metro (64.5%), signaling a deep tenant base for multifamily.
Schools in the area average around 4.0 out of 5 and place in the top quartile nationally, an amenity that can aid family retention. Parks are abundant for the region, and grocery/restaurant access compares favorably to both metro and national benchmarks; these livability features often translate into stickier tenancy and fewer concessions during typical seasonality.
Ownership costs are elevated (home values ranking in the low single-digit top percentiles nationally and a high value-to-income ratio), which tends to sustain reliance on rental housing and supports pricing power in well-managed assets. The property’s construction year is 1973, a few years older than the neighborhood average vintage; investors should plan for ongoing capital expenditures and consider value-add upgrades to keep the asset competitive against newer stock.
Within a 3-mile radius, demographics indicate population growth in recent years with households expanding and average household size edging lower. Forward-looking projections point to additional population and household increases, which implies a larger tenant base over time and potential support for occupancy stability and rent growth in professionally managed communities.
Safety metrics in this neighborhood track below national averages, with ranks indicating more reported crime than many San Diego metro peers. However, recent data show property offenses declining year over year, which is a constructive directional signal. Positioning the asset with lighting, access controls, and resident engagement can help align with the improving trend.
Compared with neighborhoods nationwide, the area does not sit in the top safety percentiles, but it remains serviceable for workforce and household-oriented demand given its amenity access and school ratings. Investors should benchmark security line items to metro comps and monitor local trend lines rather than relying on block-level anecdotes.
Nearby employers span defense/aerospace, energy utilities, foodservice distribution, biotech, and telecommunications, supporting a diverse commuter base that underpins renter demand and lease retention for workforce housing.
- L-3 Telemetry & RF Products — defense & aerospace (7.3 miles)
- Sempra Energy — utilities (9.2 miles) — HQ
- Sysco — foodservice distribution (11.2 miles)
- Qualcomm — telecommunications & semiconductors (13.1 miles) — HQ
- Celgene Corporation — biotech (13.4 miles)
8171 Vincetta Dr is a 28-unit, 1973-vintage asset positioned in an inner-suburb of San Diego with strong grocery and restaurant access and school quality in the top quartile nationally. The surrounding neighborhood shows a high share of renter-occupied housing units, elevated home values, and median rents above national norms, all of which point to a durable tenant base. Based on commercial real estate analysis using WDSuite’s data, neighborhood occupancy sits below national averages, so value will hinge on operations, targeted upgrades, and leasing execution rather than market lift alone.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, while household sizes trend modestly lower—conditions that generally support a larger renter pool over time. Given the 1973 construction, investors should plan for capital projects that enhance unit finishes and building systems to sharpen competitiveness against newer product while capturing value-add upside where feasible.
- High renter-occupied concentration and elevated ownership costs support sustained multifamily demand
- Strong amenity and school positioning aids retention and leasing stability
- 1973 vintage offers value-add potential with targeted capex to compete with newer stock
- Demographic expansion within 3 miles indicates a growing tenant base supporting occupancy over time
- Risk: neighborhood occupancy trends below national averages—business plan should emphasize leasing execution and resident retention