| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 46th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9250 Winter Gardens Blvd, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 2000 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9250 Winter Gardens Blvd Lakeside Multifamily Investment
This 29-unit property built in 2000 sits in a neighborhood with full occupancy and strong renter concentration, positioning it for stable demand according to CRE market data from WDSuite.
The property is located in a neighborhood rated B+ among 621 San Diego metro neighborhoods, reflecting solid fundamentals for multifamily investors. Neighborhood-level occupancy stands at 100%, ranking first across the metro and in the top national percentile, a signal of tight supply and stable absorption. Renter-occupied units account for approximately 67% of housing tenure, ranking in the 96th percentile nationally and indicating a deep tenant base that supports sustained rental demand.
Built in 2000, the property is newer than the neighborhood's average construction year of 1971, positioning it competitively within the local housing stock and reducing near-term capital expenditure risk relative to older assets in the submarket. Median contract rent in the neighborhood is approximately $1,562, ranking in the 80th percentile nationally, while the rent-to-income ratio sits near 0.29, suggesting manageable affordability for renters and supporting lease retention.
Within a 3-mile radius, the area serves nearly 98,000 residents with steady demographic trends. Median household income stands at approximately $91,275 as of 2023, and five-year forward projections anticipate income growth of roughly 33% alongside household expansion of 31%, translating to a larger tenant base and stronger income support for rental housing. Median home values in the neighborhood are approximately $574,500, ranking in the 88th percentile nationally; elevated ownership costs limit accessibility to homeownership and sustain reliance on rental housing, reinforcing multifamily demand depth.
Amenity density is robust, with the neighborhood ranking in the 91st percentile nationally for childcare facilities per square mile and the 96th percentile for grocery stores, both of which contribute to tenant appeal and retention. School ratings average 4.0 out of 5, ranking in the 84th percentile nationally and enhancing the neighborhood's attractiveness to family renters. Housing metrics rank in the 80th percentile nationally, reflecting a competitive local market for multifamily assets.
Safety trends in the neighborhood present a mixed picture that investors should monitor alongside broader submarket dynamics. Property crime rates rank 380th among 621 San Diego metro neighborhoods, placing the area near the middle of the metro distribution, while the one-year change in property crime shows an 18.5% decline, ranking in the 62nd percentile nationally and indicating recent improvement. Violent crime rates rank 512th in the metro (lower half) and in the 8th percentile nationally, though the one-year trend shows a 31.1% increase, ranking in the 32nd percentile nationally.
Overall crime performance ranks 370th among metro neighborhoods, corresponding to the 28th percentile nationally. Investors should consider these metrics in the context of property-level security measures, tenant screening protocols, and lease management strategies. Crime trends vary across San Diego submarkets, and prospective buyers are encouraged to review block-level data and consult local law enforcement resources for granular insights before underwriting.
The property benefits from proximity to a diversified employment base anchored by major corporate offices in technology, utilities, and life sciences, supporting workforce housing demand and commute convenience for renters.
- Sysco — corporate offices (9.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (12.0 miles)
- Qualcomm — technology (15.7 miles) — HQ
- Sempra Energy — utilities (16.1 miles) — HQ
- Celgene Corporation — life sciences (16.6 miles)
This 29-unit asset in Lakeside offers a combination of occupancy strength, renter concentration, and demographic tailwinds that align with long-term multifamily fundamentals. Neighborhood-level occupancy at 100% ranks first among 621 San Diego metro neighborhoods and in the top national percentile, signaling tight supply and stable absorption. The 67% renter-occupied share ranks in the 96th percentile nationally, reflecting a deep tenant base that supports sustained demand. Within a 3-mile radius, household counts are projected to grow 31% over the next five years, expanding the renter pool and reinforcing occupancy stability. Median household income is forecast to rise approximately 33% by 2028, strengthening income support for rent growth and lease retention.
Built in 2000, the property is newer than the neighborhood's average vintage of 1971, reducing near-term capital expenditure needs and positioning it competitively within the local stock. Elevated home values in the neighborhood—ranking in the 88th percentile nationally—limit accessibility to ownership and sustain reliance on rental housing, supporting multifamily pricing power. Amenity density is strong, with top-quartile national rankings for grocery and childcare access, enhancing tenant appeal. Crime trends present a mixed profile, with property crime declining 18.5% year-over-year but elevated violent crime rates requiring careful lease management and underwriting. Investors should weigh occupancy and demand fundamentals against safety considerations and conduct thorough due diligence on property-level security and tenant screening protocols.
- Neighborhood occupancy at 100% ranks first in the San Diego metro, signaling tight supply and stable absorption
- 67% renter-occupied share ranks in the 96th percentile nationally, reflecting deep multifamily demand
- Household growth of 31% and income gains of 33% projected within 3 miles by 2028, expanding the tenant base
- Built in 2000, newer than neighborhood average, reducing near-term capital expenditure risk
- Mixed crime trends require careful underwriting; property crime declining but violent crime elevated, necessitating robust tenant screening and security measures