| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 64th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8633 La Mesa Blvd, La Mesa, CA, 91942, US |
| Region / Metro | La Mesa |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8633 La Mesa Blvd La Mesa Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and occupancy stability, according to WDSuite’s CRE market data. A high share of renter-occupied housing and strong local amenities support steady leasing for a 100-unit asset in this inner-suburb location.
Located in La Mesa’s inner-suburb fabric of the San Diego metro, the property benefits from a neighborhood rated A and ranked 33 out of 621 metro neighborhoods, indicating competitive positioning among San Diego submarkets. Amenity access is a clear strength, with the area performing in the top quartile nationally for restaurants, groceries, pharmacies, and parks — a practical driver of renter retention and day-to-day livability.
Multifamily performance signals are favorable. Neighborhood occupancy trends are above the metro median and in the top quartile nationally, supporting reduced downtime between turns and steadier collections. The renter-occupied share of housing is also high (top quartile among 621 metro neighborhoods), pointing to a deep tenant base and consistent demand for apartments.
Within a 3-mile radius, WDSuite data shows modest population growth to date with households also increasing and projected to continue rising mid-decade. This trajectory supports a larger tenant base over time and can help underpin occupancy stability for well-managed assets. Average household size has edged lower, which can sustain demand for smaller floor plans such as the property’s average unit size.
The ownership market skews high-cost relative to incomes (top national percentiles for home values and value-to-income ratios), which tends to reinforce renter reliance on multifamily housing and support pricing power. At the same time, neighborhood rent-to-income metrics indicate manageable affordability pressure compared with many coastal peers — a constructive setup for lease retention and measured rent growth management.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall safety sits below average (lower national percentiles), driven in part by weaker violent-crime readings. However, property offenses have declined over the past year, a positive directional trend that can support resident sentiment and leasing stability if sustained.
Investors should underwrite with prudent operating assumptions — lighting, access control, and community engagement — while noting that the broader San Diego metro context and improving property offense trends provide some counterbalance. All crime comparisons here are neighborhood-level, not property-specific.
The area draws on a diverse employment base across defense/aerospace, energy utilities, food distribution, and technology — sectors that support renter demand through steady commuter inflows and professional jobs. Listed below are notable nearby employers that help underpin leasing and retention.
- L-3 Telemetry & RF Products — defense & aerospace (8.1 miles)
- Sempra Energy — energy utilities (9.5 miles) — HQ
- Sysco — food distribution (11.8 miles)
- Qualcomm — technology & R&D (13.9 miles) — HQ
- Celgene Corporation — biopharma offices (14.2 miles)
This 1972 vintage, 100-unit asset aligns with a neighborhood that demonstrates strong renter demand, elevated occupancy, and top-quartile amenity access. The vintage implies routine capital planning and selective value-add or systems modernization to remain competitive versus slightly newer nearby stock, but the area’s deep renter base and inner-suburb location create a constructive backdrop for stabilization. Based on commercial real estate analysis from WDSuite, the neighborhood’s high-cost ownership market tends to sustain rental demand, while rent-to-income dynamics remain manageable enough to support retention strategies.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, pointing to incremental renter pool expansion. Combined with strong neighborhood-level occupancy and robust daily amenities, the setup favors steady leasing for well-operated multifamily properties, with upside from thoughtful renovations and operational execution.
- Strong neighborhood positioning with top-quartile amenities and elevated occupancy supporting leasing stability
- High renter concentration signals deep tenant base and durable multifamily demand
- 1972 vintage offers value-add and systems-upgrade potential to enhance competitiveness
- High-cost ownership market reinforces reliance on rentals, aiding pricing power and retention
- Risks: safety metrics below national benchmarks and capex needs typical of older assets