| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 35th | Poor |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8090 Lemon Grove Way, Lemon Grove, CA, 91945, US |
| Region / Metro | Lemon Grove |
| Year of Construction | 2000 |
| Units | 26 |
| Transaction Date | 2000-01-27 |
| Transaction Price | $705,000 |
| Buyer | VISTA HILL FOUNDATION |
| Seller | STRAUSS HOWARD L TR |
8090 Lemon Grove Way Lemon Grove Multifamily Investment
Neighborhood fundamentals point to stable renter demand and tight occupancy, according to WDSuite’s CRE market data, which can support consistent operations for a 26-unit asset built in 2000. Metrics cited below reflect neighborhood conditions, not this specific property.
The property sits in an Inner Suburb location of the San Diego–Chula Vista–Carlsbad metro with a neighborhood rating of B and an overall position above the metro median (255 of 621 neighborhoods). For investors, that translates to broadly competitive fundamentals without paying for core trophy submarket pricing.
Occupancy in the surrounding neighborhood is in the top decile nationally, supporting leasing stability and lower downtime risk. The share of housing units that are renter-occupied is also exceptionally high (top percentile nationally), indicating a deep tenant base for multifamily operators. Area-level NOI per unit benchmarks are strong (top decile nationally), suggesting the submarket has historically supported solid revenue relative to operating costs, based on CRE market data from WDSuite.
Day-to-day retail access is a strength: grocery, pharmacy, and restaurant density all rank in the top percentiles nationwide, while cafes and childcare are relatively thin. This mix favors convenience-oriented renters and can aid retention, though operators should account for limited neighborhood childcare options in marketing and amenity positioning.
Construction year 2000 is newer than the neighborhood average (1984). That typically improves competitive positioning versus older stock, while still warranting capital planning for aging systems and selective modernization to sustain rents and reduce long-term maintenance.
Within a 3-mile radius, the renter pool is stable with slight population growth in recent years and an increase in households, which supports demand. Projections indicate further growth in households alongside smaller average household sizes by 2028, pointing to a larger base of potential renters and steady absorption for well-managed units. Elevated home values versus local incomes place the area among higher-cost ownership markets, which tends to reinforce reliance on rental housing and can support pricing power; however, elevated rent-to-income levels suggest affordability pressure that warrants active lease management.
Neighborhood safety indicators are weaker than the national average, with crime measures positioned below typical U.S. percentiles and below the metro median among 621 San Diego–Chula Vista–Carlsbad neighborhoods. For underwriting, this argues for prudent assumptions on security measures and potential operating costs.
Recent trends show improvement: both violent and property offense rates have declined year over year in neighborhood estimates. While these are positive directional signals, investors should evaluate on-the-ground conditions and recent comps to understand how safety trends may influence leasing velocity and rent premiums.
Proximity to major employers supports a diversified workforce renter base and commute convenience, led by utilities, aerospace/defense, food distribution, and technology anchors listed below.
- Sempra Energy — utilities (8.25 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (8.29 miles)
- Sysco — food distribution (13.25 miles)
- Qualcomm — technology (14.38 miles) — HQ
- Celgene Corporation — biopharma (14.50 miles)
8090 Lemon Grove Way offers scale for small-to-mid capital and a 2000 vintage that is newer than nearby housing stock, helping competitiveness against 1980s-era properties. The surrounding neighborhood demonstrates tight occupancy and a very high concentration of renter-occupied units, supporting demand durability and leasing stability. Strong daily-needs retail access further underpins retention, while higher-cost homeownership in the area supports sustained reliance on rentals. According to CRE market data from WDSuite, neighborhood-level NOI per unit benchmarks rank among the top decile nationally, reinforcing the case for resilient operating performance in this pocket of the San Diego metro.
Within a 3-mile radius, recent population gains, rising incomes, and a projected increase in households through 2028 expand the tenant base. Smaller average household sizes in the forecast imply demand skewing toward professionally managed multifamily. Key watch items are affordability pressure (elevated rent-to-income levels) and localized safety metrics; both can be addressed through disciplined lease management, security investments, and targeted value-add that elevates resident experience.
- Newer 2000 vintage versus local average, with selective modernization potential
- Tight neighborhood occupancy and deep renter-occupied base support stable tenancy
- Strong proximity to daily-needs retail and major employers aids retention
- High-cost ownership market reinforces rental demand and pricing power potential
- Risks: elevated rent-to-income and below-average safety metrics require prudent operations