| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12802 Mapleview St, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1979 |
| Units | 62 |
| Transaction Date | 1994-09-08 |
| Transaction Price | $2,025,000 |
| Buyer | 12802 MAPLEVIEW LLC |
| Seller | DOWNING KENNETH R |
12802 Mapleview St, Lakeside CA Multifamily Investment
Positioned in an Inner Suburb with above-median neighborhood occupancy and a deep renter-occupied presence, this asset offers steady demand drivers, according to WDSuite’s CRE market data. Rents track high for the metro while rent-to-income signals manageable affordability that can support retention.
The property sits in Lakeside’s Inner Suburb context, where the neighborhood carries a B rating and ranks 247 of 621 metro neighborhoods — competitive among San Diego-Chula Vista-Carlsbad areas. Local renter-occupied share is high for the neighborhood, indicating a sizable multifamily tenant base and depth of demand for stabilized occupancy.
Everyday convenience is a relative strength: grocery and pharmacy access score above national medians, and park access trends in the top tier locally, while restaurants are reasonably available. Café density is limited, which may modestly reduce walk-to-third-place appeal versus core urban nodes.
Neighborhood rent levels are elevated compared with many U.S. areas, and the local rent-to-income positioning suggests manageable affordability pressure that can aid lease retention. Elevated home values in the area point to a high-cost ownership market, which typically sustains reliance on rental housing and supports pricing power for well-managed assets.
School ratings are around the national midpoint. For investors, that supports broad-based family appeal without the premium expectations tied to top-decile school clusters. Overall housing and amenity metrics sit above national medians, aligning with steady suburban demand fundamentals in San Diego County based on CRE market data from WDSuite.
Within a 3-mile radius, demographic data indicate a stable population base historically with forecasts pointing to growth in both households and incomes over the next five years. This outlook implies a larger tenant base and supports occupancy stability and renewal prospects as more renters enter or remain in the market.
Safety indicators trend below the national median for this neighborhood, and the area ranks in the lower half among 621 San Diego-Chula Vista-Carlsbad metro neighborhoods. That context calls for prudent security planning and site-level measures to support resident experience and retention.
Recent trend data show year-over-year improvement in violent incidents, which is a constructive sign, though property-related offenses remain an operating consideration. Investors typically address this through targeted lighting, access controls, and partnerships with local community resources to mitigate risk over the hold period.
Proximity to diversified employers supports commuter convenience and broad renter demand, including distribution, defense technology, biotech, and utilities visible in the submarket employment base.
- Sysco — foodservice distribution (9.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace (13.0 miles)
- Qualcomm — wireless technology (16.4 miles) — HQ
- Celgene Corporation — biotech (17.3 miles)
- Sempra Energy — utilities (17.5 miles) — HQ
Built in 1979 with 62 units averaging 712 square feet, the asset is slightly older than the neighborhood’s average vintage. That positioning can support a value-add thesis through targeted renovations and systems upgrades to enhance competitiveness against newer stock while maintaining an attainable rent profile. Neighborhood fundamentals show above-median occupancy and a high renter-occupied share, indicating depth of tenant demand. Elevated ownership costs in the area tend to sustain rental reliance, supporting leasing stability and pricing power for well-operated communities.
Within a 3-mile radius, forecasts point to growth in households and incomes over the next five years, implying renter pool expansion that can support occupancy and renewals. According to CRE market data from WDSuite, local conveniences (grocery, pharmacy, parks) compare favorably to national medians, while schools are mid-range and café density is thinner — a mix that generally aligns with workforce-oriented suburban demand. Key risks include below-median safety metrics and the capital planning typical for late-1970s construction.
- Vintage 1979 offers value-add and systems-upgrade potential to elevate rents and retention
- Above-median neighborhood occupancy and high renter-occupied share support steady leasing
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile forecasts indicate growing households/incomes, expanding the tenant base
- Risks: below-median safety metrics and capex needs typical for late-1970s assets