| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 47th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1790 Dayton Dr, Lemon Grove, CA, 91945, US |
| Region / Metro | Lemon Grove |
| Year of Construction | 1995 |
| Units | 24 |
| Transaction Date | 2013-07-31 |
| Transaction Price | $900,000 |
| Buyer | CREOMIC LTD |
| Seller | KOJI NISHIHORI |
1790 Dayton Dr, Lemon Grove Multifamily Opportunity
Neighborhood occupancy is notably tight and renter demand appears durable relative to local incomes, according to WDSuite s CRE market data, with elevated ownership costs in San Diego County supporting sustained reliance on rentals. These signals point to stable leasing fundamentals for investors evaluating this submarket; metrics cited reflect neighborhood conditions, not the property s own performance.
Lemon Grove sits within the San Diego Chula Vista Carlsbad metro and shows a tight rental backdrop: the neighborhood s occupancy is ranked 1st among 621 metro neighborhoods and in the top quartile nationally by WDSuite, indicating limited vacancy at the neighborhood level rather than at the asset itself. Median contract rents in the area track above many U.S. neighborhoods, and the rent-to-income profile suggests room for disciplined revenue management without overextending tenants.
The building s 1995 vintage is newer than the neighborhood s average construction year of 1960. That positioning can be competitive versus older stock while still warranting capital planning for systems modernization and potential value-add finishes to meet renter expectations.
Within a 3-mile radius, households have increased while average household size has edged down, signaling a shift toward smaller living arrangements and a broader tenant base. Median incomes have risen materially over recent years, and forecasts indicate further household gains alongside higher median contract rents, which supports occupancy stability and measured pricing power for well-managed assets.
Local amenity density (cafes, grocery, restaurants, parks) ranks near the bottom of metro comparisons, and average school ratings are below national medians. For investors, this points to the importance of on-site conveniences, parking, and unit-level updates to drive retention. At the same time, elevated home values in the neighborhood and across San Diego County create a high-cost ownership market, reinforcing renter reliance on multifamily housing and supporting depth of demand.
Tenure patterns show a moderate renter presence: WDSuite s neighborhood data indicates a smaller share of renter-occupied units locally, while the 3-mile radius aggregates to roughly two-fifths renter-occupied. For multifamily, this suggests a stable but selective renter pool, with demand oriented toward well-maintained, professionally managed communities.
Safety indicators for the neighborhood are weaker than many San Diego metro peers. Based on WDSuite s data, the area ranks below the metro median (449th out of 621 neighborhoods), and compares below the national median on several measures. Recent one-year trends show increases in both property and violent offenses, so investors should underwrite prudent security measures and consider resident communication and lighting/camera upgrades as standard operating practice.
Contextually, this does not preclude leasing performance given the metro s strong employment base and tight neighborhood occupancy, but it does warrant conservative assumptions on operating expenses and a focus on property-level controls rather than relying on block-level improvements.
Proximity to major employers underpins workforce housing demand and supports commute convenience for residents, notably across energy utilities, defense/aerospace, food distribution, and wireless technology represented below.
- Sempra Energy energy utility (7.5 miles)
- Sempra Energy energy utility (7.7 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace electronics (9.1 miles)
- Sysco food distribution (14.6 miles)
- Qualcomm wireless/semiconductor (15.3 miles) HQ
1790 Dayton Dr offers a smaller-scale multifamily footprint in a San Diego County inner-suburban location where neighborhood occupancy ranks at the top among 621 metro neighborhoods, according to CRE market data from WDSuite. The 1995 construction is competitive versus older local stock, with potential to capture value through targeted modernization and operational upgrades. Elevated home values in the area point to a high-cost ownership market, which tends to sustain renter demand and supports lease retention for well-managed communities.
Within a 3-mile radius, households have grown and are projected to rise further even as average household size trends lower, expanding the renter pool for compact floor plans. Income growth alongside forecast rent growth supports a thesis for stable absorption and disciplined rent setting. Investors should balance these positives against below-median safety metrics and limited immediate amenity density by emphasizing on-site features, lighting/security, and professional management to protect occupancy and NOI.
- Tight neighborhood occupancy and high-cost ownership market support durable rental demand
- 1995 vintage provides competitive positioning with value-add and systems modernization potential
- 3-mile household growth and rising incomes expand the tenant base and support rent integrity
- Proximity to diversified employers (energy, defense, distribution, wireless) aids leasing stability
- Risk: below-median safety and sparse nearby amenities require prudent OpEx and on-site enhancements