| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 60th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8557 Lemon Ave, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 2000 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8557 Lemon Ave, La Mesa Multifamily Investment
Neighborhood renter demand is supported by a majority renter-occupied housing base and steady occupancy, according to WDSuite’s CRE market data, while elevated ownership costs in La Mesa underpin leasing durability.
Rated B+ and ranked 184 among 621 San Diego–Chula Vista–Carlsbad neighborhoods, the area is competitive among San Diego neighborhoods. For investors, that positioning points to balanced fundamentals and a renter base deep enough to support leasing across cycles.
Everyday convenience is a relative strength: grocery access sits above national norms and restaurant density is also above average, while parks are strong relative to peers (top quartile nationally). Café and pharmacy density are limited, which may temper some walk-to-retail appeal but does not materially detract from the broader amenity mix for workforce renters.
On housing performance, neighborhood occupancy has edged up over the past five years and sits above the national midpoint. Median asking rents in the neighborhood are higher than most U.S. neighborhoods, which can support revenue growth but calls for attentive lease management. The neighborhood’s renter-occupied share (tenure) is 56.8%, indicating a sizable renter pool that supports absorption and retention.
Within a 3-mile radius, demographics show modest population growth and an expanding household base, with income levels trending higher. Forecasts through 2028 point to additional household gains and rising incomes, which typically translate into a larger tenant base and support for occupancy stability. Median home values are high for the neighborhood relative to national benchmarks, and the value-to-income ratio is in the top tier nationally, signaling a high-cost ownership market that tends to reinforce multifamily demand.
The asset’s vintage is 2000, newer than the neighborhood’s average 1970s housing stock. That positioning can enhance competitiveness versus older properties, though investors should still plan for periodic system updates and selective modernization to sustain appeal.
Safety indicators are mixed when compared nationally. Overall crime levels track below the national median for safety (national percentile around the mid-30s), suggesting more reported incidents than many U.S. neighborhoods. Violent crime sits in a lower national percentile, while property crime is closer to the middle of the national distribution.
Recent trends show a notable year-over-year decrease in estimated property offenses, indicating improvement, alongside a rise in estimated violent offenses that warrants monitoring. Investors typically contextualize these figures against submarket demand drivers and property-level controls (access management, lighting, and partnerships with local patrols) rather than drawing block-level conclusions.
Nearby employers span defense/aerospace, energy utilities, food distribution, semiconductors, and biopharma — a diversified base that supports renter demand through varied white- and blue-collar employment within commuting range. The list below reflects those anchors closest to the property.
- L-3 Telemetry & RF Products — defense & aerospace (8.1 miles)
- Sempra Energy — energy utility (9.4 miles) — HQ
- Sysco — food distribution (11.9 miles)
- Qualcomm — semiconductors & telecom (13.9 miles) — HQ
- Celgene Corporation — biopharma (14.2 miles)
8557 Lemon Ave offers investors exposure to a competitive San Diego submarket with a sizable renter base and a neighborhood occupancy trend that has inched upward over the past five years. High ownership costs in La Mesa relative to incomes help sustain renter reliance on multifamily housing, while neighborhood rents, though elevated versus many U.S. areas, can support revenue growth with disciplined affordability and retention strategies. According to CRE market data from WDSuite, operating performance indicators such as neighborhood NOI per unit rank above national averages, reinforcing the area’s ability to support stabilized cash flows.
Constructed in 2000, the property is newer than much of the local 1970s-era stock, offering relative competitiveness and potential to command durable demand with targeted updates to aging systems as needed. Within a 3-mile radius, steady population and household growth alongside rising incomes indicate a larger tenant base ahead, supporting occupancy stability and leasing visibility through the cycle.
- Competitive neighborhood fundamentals with a majority renter-occupied housing base supporting demand depth
- Newer 2000 vintage relative to the area’s older stock, with scope for selective modernization
- Strong regional employment nodes nearby diversify demand drivers and aid retention
- High-cost ownership market reinforces multifamily demand and pricing power potential
- Risks: elevated neighborhood rents vs. national norms, mixed safety trends, and limited café/pharmacy density requiring targeted leasing and asset management