| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12571 Laurel St, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1986 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | $1,780,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
12571 Laurel St, Lakeside CA Multifamily Opportunity
Neighborhood-level occupancy has held in a steady range and renter demand is reinforced by a high renter concentration, according to WDSuite’s CRE market data. Positioned in San Diego County’s inner suburbs, the asset benefits from strong household incomes that support rent levels without excessive affordability pressure.
Lakeside sits within the San Diego-Chula Vista-Carlsbad metro and this neighborhood rates a B, ranking 247 of 621 metro neighborhoods — competitive among San Diego neighborhoods for investors screening workforce-oriented assets. Parks and daily-needs retail are a relative strength, with park, grocery, and pharmacy access landing in the top quartile nationally, while restaurant options are above national averages; café density is limited, which may temper walk-to-coffee appeal.
Neighborhood occupancy is 93.9% (neighborhood metric), above many U.S. areas, and the local renter-occupied share is 58.3% — a deep tenant base that typically supports lease-up and renewal stability. Median rents in the neighborhood sit in a higher national bracket, consistent with San Diego’s pricing power, yet the rent-to-income ratio tracks in lower national percentiles, suggesting manageable rent loads that can aid retention and collections.
Within a 3-mile radius, population has been broadly stable in recent years with projections pointing to meaningful population growth and a sizable increase in households over the next five years. This points to a larger tenant base and ongoing demand for rental units, which can support occupancy and measured rent growth as new households enter the market.
Home values in the neighborhood test in the higher national percentiles relative to incomes, signaling a high-cost ownership market that tends to reinforce reliance on multifamily housing. Average school ratings sit around the national middle, which can fit workforce demand, though investors should underwrite to micro-location school dynamics when positioning family-sized units.
Vintage and competitiveness: Built in 1986, the property is slightly newer than the neighborhood’s average vintage. That positioning can provide an edge over older stock, while still offering scope for targeted modernization to lift rents and reduce near-term capex surprises.
Relative to many San Diego metro neighborhoods, reported crime levels for this neighborhood are elevated and sit below national safety percentiles, per WDSuite’s data. Year-over-year trends show violent offenses improving, while property offenses have ticked up, underscoring a mixed but closely watched safety profile.
For underwriting, this implies attention to security features, lighting, and tenant screening, along with market-appropriate insurance assumptions. Comparative positioning can still work for workforce renters given pricing and access to employment, but investors should calibrate expense loads and stabilization timelines accordingly.
The area draws from a diversified employment base spanning food distribution, defense & aerospace, semiconductors, biopharma, and utilities — a mix that supports steady renter demand and commute convenience for workforce tenants.
- Sysco — food distribution (9.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.8 miles)
- Qualcomm — semiconductors (16.2 miles) — HQ
- Celgene Corporation — biopharma (17.1 miles)
- Sempra Energy — utilities (17.2 miles) — HQ
This 35-unit, 1986-vintage asset in Lakeside benefits from a renter-heavy neighborhood and occupancy that has held at solid levels, supporting income durability. Local households post strong median incomes for the metro, while rent-to-income metrics sit in lower national percentiles — an attractive balance that can aid renewal capture and reduce turnover risk. Parks and daily-needs retail score well versus national benchmarks, improving livability for tenants.
According to CRE market data from WDSuite, neighborhood home values trend high relative to incomes, reinforcing long-term rental demand. Within a 3-mile radius, forward projections indicate population growth and a notable increase in households, pointing to renter pool expansion that can support leasing stability. The 1986 vintage is slightly newer than local averages, offering competitive positioning versus older stock while still allowing room for value-add upgrades to kitchens, baths, and building systems.
- Renter-occupied share and stable neighborhood occupancy support income consistency
- High home values vs. incomes sustain reliance on multifamily housing
- 3-mile population and household growth outlook expands the tenant base
- 1986 vintage offers competitive edge with clear value-add pathways
- Risk: below-average safety metrics warrant security, insurance, and expense diligence