| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 69th | Good |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8535 Mesa Rd, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 1987 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | $300,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
8535 Mesa Rd Santee Multifamily Investment Opportunity
Neighborhood fundamentals point to steady renter demand with high occupancy and a solid renter base, according to WDSuite’s CRE market data.
Located in a suburban pocket of the San Diego–Chula Vista–Carlsbad metro, the neighborhood posts strong occupancy, ranking in the 87th percentile nationally, which supports income stability for multifamily operators. Overall neighborhood standing is below the metro median (ranked 402 out of 621 metro neighborhoods), so performance tends to be driven by durable demand rather than premium positioning.
Livability signals are mixed but investable. Average school ratings are strong (4.5/5 and 94th percentile nationally), and park access is competitive (77th percentile), both supportive of retention. Retail density is thinner by national standards (amenities around the 23rd percentile, with limited daily-needs options), so residents rely more on nearby nodes for shopping and services.
Renter-occupied share in the neighborhood sits above the national midpoint (71st percentile), indicating a meaningful tenant base for multifamily. Median asking rents benchmark in the upper national range (83rd percentile), but rent-to-income metrics are comparatively favorable (low national percentile), suggesting manageable affordability pressure and room for careful revenue management.
Within a 3-mile radius, demographics show modest population growth recently with forecasts calling for further population gains and a faster increase in household counts by 2028. The projected shift toward smaller average household size points to a larger tenant base for apartments over time, supporting occupancy and leasing velocity.
Safety indicators are mixed relative to peers. The area ranks 398 out of 621 metro neighborhoods, placing it below the metro median for safety. Nationally, crime percentiles sit in the lower ranges (around the 18th–27th percentiles), indicating higher incident rates than many U.S. neighborhoods. Recent year-over-year trends show a modest uptick in both property and violent offenses. Investors should underwrite accordingly with prudent security and asset management considerations.
- L-3 Telemetry & RF Products — defense & aerospace (7.0 miles)
- Sysco — food distribution (7.6 miles)
- Qualcomm — wireless technology (11.4 miles) — HQ
- Sempra Energy — energy infrastructure (11.6 miles) — HQ
- Celgene Corporation — biopharmaceuticals (12.0 miles)
This 39-unit asset in Santee benefits from a high-occupancy neighborhood environment and strong school and park indicators that support resident retention. Rents benchmark above national norms while rent-to-income levels suggest manageable affordability pressure, providing a basis for disciplined pricing and stable collections. Proximity to major employment nodes across defense, food distribution, technology, and energy further bolsters the renter pool.
Based on CRE market data from WDSuite, the neighborhood’s occupancy ranks in the top quartile nationally, while home values run high for ownership, a context that tends to reinforce reliance on rental housing. Forward-looking 3-mile demographics point to population growth and a faster rise in household counts, implying a broader tenant base and consistent lease-up prospects.
- High neighborhood occupancy supports income stability
- Strong schools and park access aid retention
- Rents above national norms with favorable rent-to-income dynamics
- Access to diversified employment hubs underpins renter demand
- Risks: amenity-light submarket and below-metro safety rankings warrant conservative underwriting