| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 46th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9703 Winter Gardens Blvd, Lakeside, CA, 92040, US |
| Region / Metro | Lakeside |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | 2010-05-07 |
| Transaction Price | $2,150,000 |
| Buyer | IBERIA PACIFIC HOLDINGS LLC |
| Seller | LAKESIDE VILLAGE LP |
9703 Winter Gardens Blvd, Lakeside CA Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is deep in this Lakeside pocket, according to WDSuite’s CRE market data, supporting stable operations for a 100-unit asset. The submarket’s mix of workforce households and nearby employment centers points to steady leasing with prudent rent management.
The property is in a B+–rated neighborhood that is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 217 of 621). Local living essentials are convenient: grocery access and pharmacies benchmark in the top quartile nationally, while restaurants are strong relative to peers; parks and cafes are limited, which may modestly reduce lifestyle appeal but has minimal impact on day-to-day necessities.
For investors, demand signals are favorable. Neighborhood occupancy is measured at the neighborhood level and has been recorded at the top of the metro (ranked 1 of 621), indicating minimal slack in nearby rentals. Renter-occupied housing concentration is high (ranked 72 of 621; high national percentile), suggesting a deep tenant base that typically supports absorption and retention for multifamily.
Schools in the area average roughly 4.0 out of 5 (ranked 72 of 621), placing the neighborhood in the top quartile locally—often a support for leasing stability among family renters. Median home values benchmark high versus national norms (upper national percentiles), which in turn reinforces reliance on multifamily housing and can sustain pricing power when managed carefully.
Within a 3-mile radius, demographics indicate a larger tenant pool over time: recent years show population and household growth, and projections call for further population growth and an increase in households through the next five years. These trends point to renter pool expansion that can underpin occupancy stability and measured rent growth. Property vintage is 1988, newer than the neighborhood’s average 1970s housing stock; this positioning can be competitively advantageous versus older assets, while still warranting selective system updates or modernization to capture value-add upside as appropriate.
Safety metrics are mixed and should be underwritten with care. Relative to neighborhoods nationwide, this area benchmarks below average on safety percentiles, with violent and property offense rates positioned in lower national percentiles. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime rank sits below the metro median (ranked 370 of 621). Notably, property offenses show a recent year-over-year improvement, while violent offense trends have ticked up—indicating diverging short-term signals to evaluate over a longer lookback.
Investors typically address this profile through enhanced onsite management, lighting and access controls, and resident engagement. Underwriting should reflect current trends and compare them to submarket peers rather than block-level assumptions.
Nearby employers span food distribution, defense and aerospace, semiconductors, utilities, and biotech. This mix supports workforce housing demand and practical commute times to Sysco, L-3 Telemetry & RF Products, Qualcomm, Sempra Energy, and Celgene.
- Sysco — food distribution (9.1 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.1 miles)
- Qualcomm — semiconductors (15.7 miles) — HQ
- Sempra Energy — utilities (16.4 miles) — HQ
- Celgene Corporation — biotech/pharma (16.5 miles)
9703 Winter Gardens Blvd is a 100-unit, 1988-vintage community positioned in a renter-heavy Lakeside pocket with tight neighborhood occupancy and convenient access to daily needs. The asset’s relatively newer vintage versus the area’s 1970s average can be a competitive edge against older inventory, while targeted upgrades may unlock value-add potential and support lease trade-outs. High home values locally tend to sustain renter reliance on multifamily, and within a 3-mile radius, population growth and a projected increase in households suggest a larger tenant base over the next five years.
Operationally, the neighborhood shows strong housing fundamentals and top-quartile school ratings, both supportive of retention. According to CRE market data from WDSuite, renter concentration is high at the neighborhood level and occupancy benchmarks at the top of the metro—favorable indicators for absorption and leasing stability. Affordability pressure (elevated rent-to-income ratios) warrants disciplined renewal strategies, and mixed safety signals should be reflected in capex and management planning.
- Tight neighborhood occupancy and high renter concentration support leasing stability
- 1988 vintage offers competitive positioning versus older stock with selective value-add upside
- Strong access to groceries, pharmacies, and employers underpins day-to-day convenience and demand
- Demographic growth within 3 miles points to renter pool expansion over the next five years
- Risks: affordability pressure and mixed safety trends call for proactive lease and asset management