| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12701 Mapleview St, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1985 |
| Units | 79 |
| Transaction Date | 1999-05-24 |
| Transaction Price | $4,290,000 |
| Buyer | LINDO HOUSING ASSOCIATES LP |
| Seller | MAPLEWOOD HOUSING ASSOCIATES LP |
12701 Mapleview St, Lakeside CA Multifamily
Inner-suburban positioning with steady renter demand and a deep tenant base, according to WDSuite’s CRE market data, supports durable operations for a 79-unit asset.
The property sits in an Inner Suburb of the San Diego metro with a neighborhood rating of B. Neighborhood occupancy is solid and above the national median, signaling consistent renter demand, while the area’s renter-occupied share (measured at the neighborhood level) indicates a sizable tenant pool for multifamily owners. Grocery, park, and pharmacy access compare favorably to many U.S. neighborhoods, though cafes are less dense, which skews the amenity mix toward daily-needs convenience rather than lifestyle retail.
Within a 3-mile radius, demographic data point to a stable population today with projections for population and household growth over the next five years, expanding the renter pool and supporting occupancy stability. Income trends are moving higher in the near term, which can underpin rent levels and renewal capture, especially where rent-to-income ratios remain manageable. This context, paired with competitive neighborhood NOI per unit relative to San Diego peers, frames a resilient demand story.
Median home values in the neighborhood are elevated versus much of the country, reinforcing reliance on multifamily housing and supporting lease retention. At the same time, school quality measures sit closer to national mid-range, which can shape the resident mix toward workforce households. Based on commercial real estate analysis from WDSuite, these factors together suggest a durable, needs-based renter profile with room for targeted value-add positioning.
Construction year averages in the area skew early-1980s; this 1985 vintage is slightly newer than the neighborhood norm, implying relative competitiveness against older stock while still warranting planning for system modernization and common-area refresh to sustain pricing power.
Safety metrics for the neighborhood are mixed compared to regional and national baselines. Relative to the San Diego metro, the neighborhood’s crime rank places it below the metro median (ranked 401 out of 621 neighborhoods), while nationally it sits below average safety percentiles. For investors, this typically translates to an emphasis on visible property management, lighting, and access controls to support retention and leasing.
Trendwise, recent data indicate year-over-year improvement in violent offense rates, which is a constructive signal to monitor alongside ongoing property-level safety measures and resident engagement. As always, investors should evaluate submarket and corridor-level patterns rather than block-by-block conclusions.
Proximity to major employers supports a broad workforce renter base and commute convenience, notably in food distribution, aerospace/defense, life sciences, utilities, and technology—reflecting diverse demand drivers that can aid leasing stability.
- Sysco — food distribution (9.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (13.0 miles)
- Qualcomm — technology (16.4 miles) — HQ
- Celgene Corporation — life sciences (17.3 miles)
- Sempra Energy — utilities (17.4 miles) — HQ
12701 Mapleview St offers a needs-based renter profile in an Inner Suburb with occupancy above the national median and a neighborhood renter-occupied share supportive of a deep tenant base. Demographic statistics aggregated within a 3-mile radius point to population and household growth over the next five years, reinforcing demand stability and renewal potential. Elevated neighborhood home values versus national norms further sustain reliance on rental housing, which supports retention and pricing discipline.
Built in 1985, the asset is slightly newer than the area’s early-1980s average, suggesting competitive positioning versus older comparables while still calling for targeted capital planning around building systems and amenity refresh. According to CRE market data from WDSuite, rent levels and rent-to-income conditions in the neighborhood indicate manageable affordability pressure, aligning with a durable workforce housing thesis while allowing for selective value-add execution.
- Inner-suburban location with occupancy above the national median supports stable cash flow
- Renter-occupied share at the neighborhood level indicates depth of tenant demand
- 1985 vintage offers competitive positioning with room for value-add and system upgrades
- Elevated home values locally reinforce rental reliance and lease retention
- Risks: below-metro-median safety metrics and uneven amenity mix require strong management and security focus