| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12605 Mapleview St, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 2000 |
| Units | 62 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12605 Mapleview St Lakeside Multifamily Investment Opportunity
Neighborhood occupancy sits near the mid-90s with a high share of renter-occupied units, suggesting a durable tenant base for stabilized operations, according to WDSuite’s CRE market data. Built in 2000, the asset’s newer vintage versus local stock supports competitive positioning while allowing for targeted upgrades over time.
Located in Lakeside within the San Diego–Chula Vista–Carlsbad metro, the neighborhood is rated B and ranks 247 out of 621 metro neighborhoods—solidly in the middle of the pack. The local housing stock trends older (average year 1981), while this property’s 2000 vintage is newer than the area norm, which can reduce near-term capital needs and bolster leasing against older comparables.
Daily-needs access is a relative strength: grocery, pharmacy, and park availability trend above national medians (national percentiles in the high 70s to high 80s), while cafes are limited. Average school ratings hover around the metro middle (about 2.5 out of 5), which may temper appeal for some family renters but does not preclude steady occupancy in workforce-oriented product.
Rents in the neighborhood benchmark high versus the nation (upper percentiles), and neighborhood occupancy is 93.9%. The share of housing units that are renter-occupied is 58.3% at the neighborhood level—signaling depth in the tenant pool—while the broader 3-mile radius skews more owner-occupied, which can concentrate demand toward professionally managed multifamily. With a rent-to-income ratio around 0.24, affordability pressure is manageable relative to major coastal cores, supporting tenant retention and measured pricing power.
Demographic statistics aggregated within a 3-mile radius point to a stable base today and meaningful growth ahead. Households are projected to increase by roughly one-third by 2028, expanding the renter pool and supporting occupancy stability. Home values are elevated for the region, which tends to sustain reliance on rental housing and underpins leasing velocity for quality product, based on commercial real estate analysis from WDSuite.
Safety performance tracks below many U.S. neighborhoods (national percentiles in the single digits for property and violent offenses), and the area ranks 401 out of 621 among metro neighborhoods—below the metro median. That said, recent trend data indicates year-over-year improvement in violent incidents, which is a constructive directional signal. Investors typically incorporate prudent on-site security measures and daytime activation to support resident comfort and retention.
Proximity to diversified employment centers supports renter demand, with nearby food distribution, defense & aerospace, life sciences, utilities, and technology employers offering a broad skills mix and steady commuting patterns.
- Sysco — food distribution (9.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.9 miles)
- Qualcomm — wireless technology (16.2 miles) — HQ
- Celgene Corporation — life sciences (17.1 miles)
- Sempra Energy — utilities (17.3 miles) — HQ
12605 Mapleview St is a 62-unit property built in 2000, positioned in an inner-suburban pocket of the San Diego metro where neighborhood occupancy is 93.9% and renter-occupied housing is prevalent. The asset’s newer vintage versus the neighborhood average (1981) enhances competitive standing and may moderate near-term capital planning while allowing for targeted value-add upgrades to drive rents and retention.
Demand fundamentals are supported by elevated ownership costs and household growth nearby. Within a 3-mile radius, households are projected to expand materially by 2028, broadening the tenant base and supporting occupancy stability. Rents benchmark high nationally while the rent-to-income ratio around 0.24 suggests room for disciplined rent management; based on CRE market data from WDSuite, these factors collectively point to steady leasing with upside via renovations and operations. Key risks include below-metro-average safety metrics and average school ratings, which should be reflected in underwriting and amenity programming.
- Newer 2000 vintage versus local stock supports competitive positioning and targeted value-add.
- Neighborhood occupancy at 93.9% and strong renter concentration underpin leasing stability.
- 3-mile household growth outlook expands the tenant base and supports absorption.
- Elevated ownership costs sustain renter reliance, aiding retention and pricing power.
- Risks: below-metro-average safety and average schools warrant prudent underwriting and on-site measures.