| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 63rd | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11917 Orchard Rd, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1986 |
| Units | 29 |
| Transaction Date | 2021-07-02 |
| Transaction Price | $7,250,000 |
| Buyer | ORCHARD VILLAS LP |
| Seller | JT ORCHARD LLC |
11917 Orchard Rd, Lakeside CA Multifamily Opportunity
Neighborhood occupancy trends in the upper-90s and a high-cost ownership landscape suggest durable renter demand, according to WDSuite’s CRE market data, supporting steady operations for a well-located inner-suburban asset.
Lakeside sits on the eastern side of the San Diego metro, functioning as an inner suburban locale with family-oriented housing and proximity to employment along the I-8 and SR-52 corridors. Neighborhood livability skews residential rather than retail-dense: parks access is comparatively strong (national top quartile for park availability), while cafés, grocers, and restaurants are sparse within the immediate neighborhood, which places a premium on car-based convenience and nearby corridors for services.
For investors, demand fundamentals are favorable. Neighborhood occupancy is above the metro median among 621 San Diego–Chula Vista–Carlsbad neighborhoods and sits in the top quartile nationally, pointing to stable leasing conditions. The neighborhood’s renter-occupied share is about one-third of units, indicating a mixed-tenure area; however, within a 3-mile radius the renter share is higher, supporting a deeper tenant base for multifamily.
Home values in the neighborhood index well above national norms (high-cost ownership market), which typically sustains reliance on rentals and can bolster pricing power and retention. Rent-to-income levels for the neighborhood are comparatively manageable versus national benchmarks, which can help mitigate affordability pressure and support renewals. Average school ratings trend modestly above national midpoints, aligning with the area’s family presence.
The property’s 1985 vintage is older than the neighborhood’s typical construction year (early 1990s), which suggests potential value-add via interior upgrades and system modernizations alongside prudent capital planning. According to WDSuite’s multifamily property research, NOI performance across the metro’s stronger suburban nodes has been resilient, and Lakeside’s neighborhood rating (C+) aligns with an operational focus on steady occupancy and targeted improvements rather than premium repositioning.
Safety indicators for the neighborhood are mixed relative to national comparisons. Overall safety sits below the national median (around the low-40s by national percentile), signaling that investors should underwrite to prudent security and property management practices. At the same time, both property and violent offense rates have posted notable year-over-year declines, indicating an improving trend that can support leasing stability if maintained.
As always, crime patterns vary by block and over time. Investors should evaluate recent comps and on-the-ground conditions across the broader San Diego metro when benchmarking this location’s risk profile and mitigation needs.
The area draws from a diversified employment base spanning food distribution, defense/aerospace, utilities, wireless technology, and biotech — all within commutable distance that can support renter demand and retention for workforce-oriented units.
- Sysco — food distribution/logistics (10.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (11.7 miles)
- Sempra Energy — utilities (15.2 miles) — HQ
- Qualcomm — wireless/semiconductors (16.0 miles) — HQ
- Celgene Corporation — biotechnology (16.7 miles)
This 29-unit, 1985-vintage asset in Lakeside benefits from steady neighborhood occupancy, a larger renter pool within the 3-mile radius, and a high-cost ownership market that reinforces reliance on multifamily housing. According to CRE market data from WDSuite, the neighborhood benchmarks above the metro median on occupancy and ranks in the national top quartile, supporting a case for durable cash flow with thoughtful lease management.
Demographic trends within 3 miles point to population growth and a projected increase in households over the next five years, expanding the local tenant base. Given the property’s older vintage relative to the neighborhood norm, a targeted value-add program and system updates can enhance competitiveness versus newer stock, while investors should account for an amenity-light streetscape and incorporate prudent security and capital reserves in underwriting.
- Above-metro, top-quartile occupancy supports leasing stability
- High-cost ownership market sustains renter demand and pricing power
- 3-mile demographics indicate renter pool expansion and income growth
- 1985 vintage offers value-add potential with targeted modernization
- Risks: amenity-light micro-location and safety benchmarks warrant conservative underwriting