| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 35th | Poor |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7385 Broadway, Lemon Grove, CA, 91945, US |
| Region / Metro | Lemon Grove |
| Year of Construction | 2009 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7385 Broadway Lemon Grove Multifamily Investment Opportunity
Neighborhood occupancy remains high and stable, supporting cash-flow resilience for a 36-unit asset, according to WDSuite’s CRE market data. 2009 construction provides a competitive edge versus older local stock while keeping capital plans focused on targeted upgrades.
Located in Lemon Grove’s Inner Suburb context, the neighborhood carries a B rating and ranks above the metro median (255 of 621 San Diego–Chula Vista–Carlsbad neighborhoods), suggesting balanced fundamentals for workforce-oriented multifamily. Neighborhood occupancy trends sit in the top quartile nationally, reinforcing leasing stability for comparable assets even through cycles.
Daily needs are well served: grocery and pharmacy access rank near the top nationally, and restaurant density is strong, indicating convenient retail amenities that support renter retention. Park access is also comparatively strong by national standards, offering livability advantages that help sustain demand.
Within a 3-mile radius, households have grown over the past five years and are projected to expand further by 2028, pointing to a larger tenant base over time. About half of housing units in this 3-mile area are renter-occupied, indicating a deep renter pool that supports occupancy stability and ongoing leasing velocity.
The property’s 2009 vintage is newer than the neighborhood average (1984), positioning it well against older product while leaving room for value-add through modernization and system updates as the asset approaches mid-life. Elevated homeownership costs in the area tend to sustain reliance on multifamily rentals, which can bolster pricing power but also calls for careful lease management as rent-to-income ratios are higher than many U.S. neighborhoods.
Safety indicators are weaker than many San Diego–Chula Vista–Carlsbad neighborhoods (crime rank 363 of 621), and the area sits below national safety percentiles overall. Recent data show year-over-year declines in both violent and property offense rates, suggesting some improvement, but investors should underwrite for prudent security measures and operational oversight.
Given these trends, positioning the asset with lighting, access controls, and resident engagement can help support retention and leasing while monitoring neighborhood-level safety over time.
Proximity to major employers supports a broad commuter tenant base and helps underpin leasing stability, including roles in energy infrastructure, defense and aerospace, foodservice distribution, semiconductors, and biotech.
- Sempra Energy — energy infrastructure (7.43 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (7.88 miles)
- Sysco — foodservice distribution (13.43 miles)
- Qualcomm — semiconductors (14.05 miles) — HQ
- Celgene Corporation — biotech/pharma (14.10 miles)
7385 Broadway offers a mid-sized, 36-unit footprint with 2009 construction in an Inner Suburb location where neighborhood occupancy trends are in the top quartile nationally. Newer vintage relative to the local average (1984) provides competitive positioning against older stock and potential for targeted value-add to drive rents and retention without full-scale repositioning. Elevated ownership costs in the area tend to sustain renter reliance on multifamily housing, supporting depth of demand.
Within a 3-mile radius, household counts have increased and are projected to expand further by 2028, pointing to a growing renter pool that can reinforce occupancy stability. At the same time, higher rent-to-income ratios and below-average safety percentiles warrant conservative underwriting, resident-focused operations, and measured rent growth strategies, all supported by neighborhood trendlines captured in WDSuite’s commercial real estate analysis.
- Newer 2009 vintage versus local average, with value-add and modernization upside
- Top-quartile neighborhood occupancy supports leasing stability and cash-flow durability
- Strong daily-retail and service access aids renter retention and livability
- Household growth within 3 miles indicates a larger tenant base over time
- Risks: elevated rent-to-income ratios and below-median safety call for prudent operations