| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 35th | Poor |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3601 Hilltop Dr, Lemon Grove, CA, 91945, US |
| Region / Metro | Lemon Grove |
| Year of Construction | 1995 |
| Units | 20 |
| Transaction Date | 2015-06-25 |
| Transaction Price | $4,025,000 |
| Buyer | FOWLER HOSPITALITY LLC |
| Seller | TRUSS 1031 LLC |
3601 Hilltop Dr, Lemon Grove CA Multifamily Investment
According to WDSuite’s CRE market data, the neighborhood around 3601 Hilltop Dr posts consistently high occupancy, supporting income stability for a 20-unit asset in San Diego County. These figures reflect neighborhood conditions rather than the property itself and point to durable renter demand in an inner-suburban location.
Situated in Lemon Grove’s inner-suburban setting within the San Diego–Chula Vista–Carlsbad metro, the neighborhood carries a B rating and ranks 255 out of 621 metro neighborhoods—above the metro median—based on WDSuite’s CRE market data. Neighborhood occupancy is strong and among higher tiers nationally, a constructive signal for lease-up and retention. The property’s 1995 vintage is newer than the neighborhood’s average construction year (1984), which generally supports competitive positioning while still warranting routine capital planning for aging systems.
Local amenity access skews practical: grocery and pharmacy density ranks near the top of the metro and sits in the upper national percentiles, and restaurants are plentiful. Parks access also scores well. Café and childcare density are comparatively thinner, but the overall amenity mix is sufficient to support daily needs and commute convenience.
Within a 3-mile radius, population and households have been expanding, with households projected to continue growing—indicating a larger tenant base ahead. Renter-occupied housing comprises roughly 47% of units in this radius, suggesting a balanced renter pool that can aid demand depth. Household size is trending smaller, which can support demand for mid-size floor plans and bolster occupancy stability.
Home values in the neighborhood sit above national norms, and the value-to-income ratio is elevated, typical of a high-cost ownership market in San Diego County. For investors, this dynamic supports reliance on multifamily rentals and can reinforce pricing power, though it also calls for attentive lease management where rent-to-income pressures are present.
Safety indicators for the neighborhood are below national averages, with crime measures placing the area in lower national percentiles for safety. Relative to the metro, the neighborhood’s crime rank (363 of 621) suggests performance below the metro median. Even so, WDSuite data shows recent year-over-year declines in both violent and property offenses, indicating improvement trends that investors should continue to monitor.
While the current profile warrants conservative underwriting for security and tenant retention, the recent directional improvements are constructive. As with any dense San Diego submarket, assessing on-site lighting, access control, and resident engagement can help align operations with local conditions.
The area draws from a broad San Diego employment base spanning utilities, defense, distribution, semiconductors, and biotech—supporting renter demand through commute convenience and sector diversity. The list below highlights nearby employers that can underpin leasing stability.
- Sempra Energy — utilities (8.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (8.5 miles)
- Sysco — food distribution (13.3 miles)
- Qualcomm — semiconductors (14.6 miles) — HQ
- Celgene Corporation — biotechnology (14.7 miles)
3601 Hilltop Dr is a 20-unit, 1995-vintage asset positioned in a San Diego inner-suburban neighborhood where occupancy trends are strong and neighborhood NOI per unit ranks in the upper tiers nationally, according to WDSuite’s commercial real estate analysis. Newer-than-average vintage for the area supports competitive standing versus older stock, while still calling for targeted modernization as systems age.
Within a 3-mile radius, population and households have grown and are projected to expand, indicating a larger renter pool ahead. Elevated ownership costs in the area tend to sustain rental demand, which can aid pricing power and stabilize occupancy. Balance these positives against affordability pressure (rent-to-income) and neighborhood safety metrics that trail national averages—both manageable with conservative underwriting and proactive operations.
- High neighborhood occupancy and upper-tier NOI per unit support income durability
- 1995 construction offers competitive positioning versus older local stock with focused CapEx planning
- Expanding 3-mile household base points to a deeper tenant pool and supports lease stability
- Elevated ownership costs reinforce reliance on rentals, aiding demand and retention
- Risks: affordability pressures and below-average safety call for prudent underwriting and active management