| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10127 Vine St, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | 2021-07-13 |
| Transaction Price | $3,239,500 |
| Buyer | KUSTER SONIA E |
| Seller | CGI 3 LP |
10127 Vine St, Lakeside CA Multifamily Investment
Neighborhood occupancy has remained resilient with a deep renter base, according to CRE market data from WDSuite, pointing to steady demand drivers around Lakeside rather than property-specific volatility.
Lakeside sits in the San Diego–Chula Vista–Carlsbad metro with a neighborhood rating of B and ranks 247 out of 621 neighborhoods, making it competitive among metro peers. Amenity access trends above national averages (parks and groceries are both in higher national percentiles), supporting day‑to‑day livability that tends to aid retention. Average school ratings are mixed and closer to national midrange, so leasing strategy may lean more on workforce convenience and value than on school-driven demand.
For investors, renter concentration is a key signal: 58.3% of neighborhood housing units are renter‑occupied (top decile nationally), which typically supports a deeper tenant base and steadier absorption. Neighborhood occupancy is 93.9% and ranks above national norms, a backdrop that can support pricing power when paired with disciplined lease management. Median contract rents sit in the upper national tier and have grown over the last five years, reflecting broader San Diego rent trends.
At the property level, 10127 Vine St was built in 1987, slightly newer than the neighborhood’s average vintage (early 1980s). That positioning can be competitive versus older local stock while still leaving room for targeted capital plans—common-area refreshes, systems upgrades, or modest interior improvements—to sustain NOI and reduce near‑term capex surprises.
Demographics aggregated within a 3‑mile radius point to a stable population with rising incomes and a forecast increase in both households and total population by 2028, expanding the renter pool and supporting occupancy stability. The area functions as an inner‑suburban node where elevated ownership costs (home values trend in the higher national percentiles) reinforce reliance on multifamily rentals; rent‑to‑income levels remain manageable in this context, which can support renewal velocity and lease retention.
Safety indicators for the neighborhood trend below national averages, with both violent and property offenses benchmarking in lower national percentiles. Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood’s crime rank sits in the weaker half (ranked 401 among 621 neighborhoods). Recent data shows a year‑over‑year improvement in violent‑offense trends, suggesting some moderation, but investors should underwrite with conservative assumptions and emphasize on‑site security and lighting in capital plans.
The employment base nearby mixes logistics, defense/aerospace, biotech, and energy, supporting workforce housing demand and commute convenience for renters. The list below highlights proximate anchors that can underpin leasing stability.
- Sysco — distribution & logistics (9.2 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.7 miles)
- Qualcomm — corporate offices (16.2 miles) — HQ
- Celgene Corporation — biotech & pharmaceuticals (17.0 miles)
- Sempra Energy — energy infrastructure (17.2 miles) — HQ
This 26‑unit asset offers exposure to an inner‑suburban San Diego location where renter demand is durable: neighborhood occupancy is above national norms and the share of renter‑occupied housing is among the highest nationally, indicating a deep tenant base. Built in 1987, the property is slightly newer than the local average, which can confer a competitive edge versus older stock while allowing focused value‑add through unit refreshes and systems modernization. Elevated home values in the area tend to sustain reliance on multifamily rentals, while rent‑to‑income levels remain manageable for renewal strategy. According to CRE market data from WDSuite, neighborhood rents have trended upward over the past five years, consistent with broader metro dynamics.
Demographics within a 3‑mile radius show stable population today and a forecast increase in households and incomes by 2028, expanding the renter pool and supporting occupancy stability. Employers across logistics, defense/aerospace, biotech, and energy provide a diversified base that can aid retention and reduce leasing volatility through cycles. Key risks to underwrite include below‑average safety benchmarks and mixed school performance; both can be addressed through property operations, amenity positioning, and targeted capex.
- High renter concentration and above‑average neighborhood occupancy support stable demand
- 1987 vintage offers competitive positioning with practical value‑add and systems upgrades
- Inner‑suburban location with diversified employment base underpins leasing and retention
- Rising incomes and projected household growth (3‑mile radius) expand the renter pool
- Risks: below‑average safety metrics and mixed schools warrant conservative underwriting