| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 53rd | Fair |
| Amenities | 41st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9662 Marilla Dr, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1985 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9662 Marilla Dr, Lakeside CA Multifamily Investment
Neighborhood occupancy is tight and renter demand is supported by solid incomes and limited ownership alternatives, according to WDSuite’s CRE market data.
Lakeside’s inner-suburban setting delivers steady multifamily fundamentals. The neighborhood’s occupancy is elevated (measured for the neighborhood, not this property) and sits in the top quartile nationally, indicating strong lease-up and retention potential relative to broader U.S. trends, based on commercial real estate analysis from WDSuite. Within the San Diego–Chula Vista–Carlsbad metro’s 621 neighborhoods, this area performs above the metro median for occupancy.
Tenant depth is reinforced by a renter-occupied share of housing units near the higher end for the metro (45.2% renter concentration, measured at the neighborhood level). With a rent-to-income ratio around 0.20 at the neighborhood level, affordability pressure appears manageable, which can support renewals and reduce turnover risk from an investor standpoint.
Local amenities skew practical: grocery access is competitive among metro peers (national percentile around 80), and restaurants are reasonably represented, though cafes, parks, and pharmacies are limited in the immediate neighborhood. For investors, this mix suggests everyday convenience with fewer discretionary anchors, which may concentrate demand among households prioritizing value and commute over lifestyle amenities.
Home values in the neighborhood are elevated versus national norms, and the value-to-income ratio ranks high nationally. In practical terms, the high-cost ownership market sustains reliance on rentals and can bolster pricing power for well-managed assets. Demographic indicators aggregated within a 3-mile radius point to population and household growth, alongside rising incomes, expanding the local renter pool over the next five years.
The asset’s 1985 vintage is older than the neighborhood’s average construction year (1997). This typically implies near- to medium-term capital planning for building systems and provides potential value-add upside through targeted renovations to remain competitive with younger stock.
Crime conditions should be contextualized at the neighborhood—not property—level. Within the San Diego metro’s 621 neighborhoods, this area sits competitive among metro peers by rank, but its national safety percentile is below average, indicating relatively higher crime exposure than many U.S. neighborhoods. Investors may want to reflect this in underwriting via security measures and tenant screening policies.
Recent trend data offers some improvement signals: property offenses have declined year over year, placing the neighborhood above national medians for improvement pace. While violent offense indicators remain weaker on a national comparison, monitoring trend direction and management practices can help maintain leasing stability.
Proximity to regional employers supports workforce housing demand and retention, with access to foodservice distribution, defense/RF systems, wireless technology, energy infrastructure, and biopharma employers.
- Sysco — foodservice distribution (8.7 miles)
- L-3 Telemetry & RF Products — defense & RF systems (11.5 miles)
- Qualcomm — wireless technology (15.1 miles) — HQ
- Sempra Energy — energy infrastructure (15.9 miles) — HQ
- Celgene Corporation — biopharma (16.0 miles)
9662 Marilla Dr is a 94-unit, 1985-vintage asset positioned in a high-occupancy Lakeside neighborhood where renter demand is supported by strong incomes and a high-cost ownership market. Neighborhood occupancy is in the top quartile nationally and above the metro median, which can underpin stable cash flows and lower vacancy risk relative to peers.
Within a 3-mile radius, recent population growth, household expansion, and rising median incomes point to a larger tenant base and potential for sustained leasing velocity. Elevated home values and a high value-to-income ratio reinforce reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood rent levels and rent-to-income dynamics suggest manageable affordability pressure, aiding retention. The 1985 vintage is older than nearby stock on average, creating a clear path for value-add through unit and systems upgrades while planning for capex.
- High neighborhood occupancy supports leasing stability and pricing power
- Expanding 3-mile renter pool with rising incomes strengthens demand depth
- Elevated local home values sustain renter reliance on multifamily housing
- 1985 vintage offers value-add and modernization upside with planned capex
- Risks: below-average national safety percentiles and limited nearby lifestyle amenities may require management focus