| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 46th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9413 Winter Gardens Blvd, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1986 |
| Units | 74 |
| Transaction Date | 1996-06-03 |
| Transaction Price | $3,000,000 |
| Buyer | DEIHL RICHARD H |
| Seller | WINTERGARDEN INVESTORS GROUP THE |
9413 Winter Gardens Blvd Lakeside Multifamily Investment
Neighborhood occupancy trends point to strong leasing stability, with the surrounding area reporting near-full occupancy according to WDSuite’s CRE market data, supporting a durable income profile for seasoned operators.
Situated in Lakeside within the San Diego-Chula Vista-Carlsbad metro, the neighborhood ranks 217 of 621, which is competitive among metro peers and suggests balanced fundamentals for workforce-oriented rentals. Local stock skews older across the area, but a 1986 vintage positions this asset newer than the neighborhood average (1971), implying relatively competitive curb appeal and systems versus older comparables while still allowing room for targeted renovations.
Daily-needs access is a relative strength: grocery and pharmacy availability trends well above national norms, and restaurants are plentiful, while cafes and parks are sparser. Public school ratings average around 4.0/5 and sit in the top quartile nationally, which can support leasing to family renters seeking stability and longer tenures.
Renter-occupied share in the neighborhood is high—roughly two-thirds—indicating a deep tenant base and steady multifamily demand. At the same time, elevated home values in the area, compared with national norms, tend to reinforce renter reliance on multifamily housing, which can aid pricing power and lease retention when managed carefully.
Within a 3-mile radius, population and household counts have expanded and are projected to grow further, pointing to a larger tenant base over the next several years. Median rents read above national levels, yet rent-to-income measures in the neighborhood trend manageable, which can reduce affordability pressure and support occupancy. These dynamics, based on CRE market data from WDSuite, align with an investor thesis grounded in demand depth rather than short-term volatility.
Safety metrics are mixed and should be underwritten thoughtfully. Compared with neighborhoods nationwide, the area falls below average on safety percentiles, and within the San Diego-Chula Vista-Carlsbad metro it performs below the median (crime rank 370 of 621). That said, property offense rates show recent improvement, with a meaningful year-over-year decline, indicating some positive momentum. Investors should frame security, lighting, and resident engagement programs as part of risk management rather than relying on block-level assumptions.
Proximity to major employers supports leasing from logistics, defense/aerospace, utilities, biotech, and technology workforces, enhancing demand capture and commute convenience for residents.
- Sysco — foodservice distribution (9.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.0 miles)
- Qualcomm — semiconductors & wireless (15.8 miles) — HQ
- Sempra Energy — utilities (16.2 miles) — HQ
- Celgene Corporation — biotech (16.6 miles)
This 74-unit, 1986-vintage asset offers a practical balance of stability and upside. Neighborhood occupancy is reported near full and renter concentration is high, supporting durable cash flow. The vintage is newer than the area’s average stock, suggesting relative competitiveness versus older assets, with scope for targeted renovations to modernize finishes and select building systems as part of a value-add plan.
Within a 3-mile radius, recent and projected increases in population and households point to a growing renter pool that can sustain absorption and retention. Elevated ownership costs in the area support continued multifamily demand, while neighborhood rent-to-income indicators appear manageable, helping support occupancy stability; according to commercial real estate analysis from WDSuite, these dynamics align with steady, fundamentals-driven performance rather than speculative drivers.
- Neighborhood occupancy near full supports income durability (per WDSuite data).
- 1986 vintage is newer than local average, with value-add potential through targeted updates.
- Growing 3-mile population and households expand the tenant base and support leasing.
- Elevated ownership costs reinforce rental demand, aiding pricing power and retention.
- Risks: safety metrics trail metro and national benchmarks; amenity gaps (parks/cafes) warrant resident-experience strategies.