| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 60th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8671 Lemon Ave, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 1978 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8671 Lemon Ave La Mesa Multifamily Investment
Investor positioning benefits from a high-cost ownership market and a renter base that supports steady occupancy at the neighborhood level, according to WDSuite’s CRE market data. Expect durable demand drivers tied to pricing dynamics in San Diego County rather than reliance on short-term catalysts.
Located in La Mesa’s Urban Core, the neighborhood ranks 184 out of 621 San Diego–Chula Vista–Carlsbad neighborhoods, making it competitive among metro peers for multifamily fundamentals. Neighborhood occupancy is in a mid-range band with slight improvement over the last five years, suggesting generally stable leasing conditions rather than volatility.
The 1978 vintage is slightly newer than the area’s average construction year (1975). For investors, that positioning supports competitive standing versus older stock, while still warranting capital planning for aging building systems and selective modernization to enhance NOI.
Neighborhood livability indicators lean positive for renters: restaurants and grocery access trend above national norms (national percentiles in the 80s and high 70s, respectively), and parks are strong (around the 90th percentile). Childcare availability is a relative strength (very high nationally), while cafes and pharmacies are thinner locally—operationally this points to solid daily-needs coverage with some amenity gaps that do not typically impede leasing.
Within a 3-mile radius, demographics show recent population and household growth with projections calling for continued expansion, supporting a larger tenant base over the next five years. Renter-occupied housing units are the majority in the immediate neighborhood (renter concentration near 57%), indicating depth in the tenant pool and demand stability for multifamily assets. Elevated home values (top national percentiles) and a high value-to-income ratio signal a high-cost ownership market that reinforces reliance on rentals, while a relatively moderate rent-to-income profile suggests manageable affordability pressure that can aid retention, though it may temper near-term pricing power.
School ratings in the neighborhood are modestly above national averages (around the 60th percentile), which can support family-oriented renter demand. Overall amenity coverage, demographics, and ownership cost dynamics frame an investable location with durable renter demand drivers, based on commercial real estate analysis supported by WDSuite’s data.
Safety indicators for the neighborhood sit below national norms overall (national crime percentile in the lower third), placing the area around the middle of the pack within the San Diego–Chula Vista–Carlsbad metro (ranked in the 254 range out of 621 neighborhoods). For investors, this typically calls for standard property-level security measures and attentive asset management rather than extraordinary interventions.
Recent trends are mixed: estimated property offenses have declined year over year, which is constructive, while violent-offense measures increased over the same period. These dynamics underscore the importance of routine safety enhancements (lighting, access control) and active resident engagement to support retention and leasing stability. All figures reference neighborhood-level conditions, not this specific property.
Proximity to defense/aerospace, energy utilities, food distribution, wireless technology, and biotech employers supports a diversified workforce renter base and reasonable commute convenience that can aid leasing stability.
- L-3 Telemetry & RF Products — defense & aerospace offices (8.2 miles)
- Sempra Energy — energy utilities (9.5 miles) — HQ
- Sysco — food distribution (12.0 miles)
- Qualcomm — wireless technology (14.1 miles) — HQ
- Celgene Corporation — biotechnology (14.3 miles)
This 59-unit, 1978-vintage asset sits in a competitive La Mesa neighborhood where renter demand is supported by high ownership costs and a solid renter concentration. Neighborhood occupancy trends have been stable with slight improvement, suggesting steady operations with measured upside from targeted renovations and efficient lease management. According to CRE market data from WDSuite, local amenities skew favorable (grocery, restaurants, parks) and household growth within a 3-mile radius is set to expand the tenant base, supporting occupancy durability.
The vintage is slightly newer than the area norm, offering a platform that can compete with older stock while benefiting from value-add updates to interiors and building systems. Elevated home values and a high value-to-income ratio reinforce reliance on rental housing, while a relatively moderate rent-to-income profile supports retention but may moderate near-term rent growth. Risk considerations include neighborhood safety metrics that trail national norms and the need for ongoing capital planning typical of late-1970s construction.
- Durable renter demand reinforced by high-cost ownership market and solid renter concentration
- Mid-range neighborhood occupancy with modest improvement supports stable operations
- 1978 vintage offers value-add potential through targeted renovations and systems upgrades
- Amenity coverage (grocery, dining, parks) and projected household growth within 3 miles bolster leasing
- Risks: below-average safety metrics and ongoing CapEx typical for the vintage