| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 64th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8694 Lemon Ave, La Mesa, CA, 91941, US |
| Region / Metro | La Mesa |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8694 Lemon Ave La Mesa Multifamily Opportunity
Neighborhood fundamentals point to stable renter demand and high occupancy in La Mesa, according to WDSuite’s CRE market data. This location favors steady leasing performance for a 24-unit asset within a supply-constrained, amenity-rich inner suburb.
The property sits in an inner-suburban pocket of La Mesa with strong livability metrics and investor-friendly dynamics. The neighborhood ranks 33 out of 621 across the San Diego metro (A-rated), placing it well above the metro median and competitive among San Diego neighborhoods based on WDSuite’s CRE market data. Amenity access is a core strength: restaurants and daily needs score in the 95th–98th national percentiles, supporting resident convenience and lease retention.
Occupancy in the neighborhood is high and has trended up over the past five years, reinforcing expectations for stable cash flow at comparable assets. Renter-occupied housing represents a large share of units locally (top national percentile range), indicating a deep tenant base for multifamily owners and consistent leasing velocity.
Home values here sit in the upper national percentiles, signaling a high-cost ownership market that tends to sustain multifamily demand and supports pricing power. At the same time, neighborhood rent-to-income levels are comparatively manageable versus many coastal submarkets, which can aid lease retention and reduce turnover risk as operators calibrate renewals.
Within a 3-mile radius, demographics show modest population growth to date and a projected increase in both households and incomes over the next five years. A growing household count and smaller average household sizes suggest a larger renter pool over time, which supports occupancy stability and ongoing demand for well-located units.
Vintage is another relative advantage: the neighborhood’s average construction year skews to the 1970s, while this asset was built in 2000. Newer construction can compete effectively against older stock and may require more predictable capital planning than mid-century assets, while still benefiting from modernization or light value-add to strengthen positioning.
Safety indicators are mixed when benchmarked nationally. Overall crime performance sits below national averages (national crime percentile in the 30s), and violent offense measures track in lower national percentiles, indicating comparatively weaker safety than many U.S. neighborhoods. Investors should underwrite with prudent security and operational assumptions appropriate for the submarket.
Recent trends are more constructive: estimated property offense has declined materially year over year, placing the neighborhood in a stronger improvement percentile nationally. While conditions can vary block to block, the directional improvement is a positive signal to monitor over the hold period relative to broader metro trends.
Nearby employment anchors span defense/aerospace, energy utilities, food distribution, life sciences, and wireless technology. This mix supports a diverse workforce renter base and commute-friendly demand for multifamily units in La Mesa.
- L-3 Telemetry & RF Products — defense & aerospace offices (8.2 miles)
- Sempra Energy — energy utilities (9.5 miles) — HQ
- Sysco — food distribution (11.9 miles)
- Qualcomm — wireless technology (14.0 miles) — HQ
- Celgene Corporation — life sciences (14.3 miles)
This 24-unit asset built in 2000 benefits from a high-amenity inner-suburban location where neighborhood occupancy is elevated and renter concentration is strong. The combination of an A-rated neighborhood, high-cost ownership dynamics, and improving property-crime trends supports stable leasing and the potential for durable cash flow. According to CRE market data from WDSuite, this submarket’s renter base is deep, and the homeownership cost premium tends to reinforce reliance on multifamily housing.
Relative to a local stock that often dates to the 1970s, a 2000 vintage provides competitive positioning with potential to capture demand through thoughtful updates and operational execution. Forward demographic signals within a 3-mile radius—more households and higher incomes—point to a larger tenant base over time, while operators should still account for safety variation and prudent expense controls in underwriting.
- High neighborhood occupancy and deep renter-occupied base support leasing stability
- 2000 vintage competes well versus older 1970s stock; targeted updates can enhance positioning
- High-cost ownership market sustains multifamily demand and pricing power
- 3-mile forecasts indicate more households and income growth, expanding the tenant pool
- Risks: below-average national safety benchmarks and operating cost pressures warrant conservative underwriting