| 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 | --- |
| Buyer | --- |
| Seller | --- |
8535 Mesa Rd, Santee CA Multifamily Opportunity
Neighborhood occupancy of about 97.7% points to stable leasing fundamentals, according to WDSuite s CRE market data. With limited rental stock locally, the property s 39 units can target steady demand without relying on aggressive concessions.
Set in suburban Santee within the San Diego-Chula Vista-Carlsbad metro, the neighborhood rates C+ and sits above the metro median in occupancy, with the neighborhood s rental market showing 97.7% occupied units. Renter-occupied housing accounts for 32.8% of units in the neighborhood, indicating an owner-leaning area where constrained rental supply can support tenant retention and pricing discipline for professionally managed assets.
Schools score well relative to peers (average rating 4.5/5; top quartile nationally), a family-friendly signal that tends to support longer tenancies in stabilized communities. Park access is competitive (top quartile nationally), while restaurant density is roughly in line with national norms; other day-to-day amenities are thinner than core urban submarkets. For investors, this mix suggests a livable location where households may prioritize space and school access over immediate walkability.
Within a 3-mile radius, population has inched up in recent years and is projected to grow further over the next five years, with households also expected to increase and average household size to edge lower. This points to a larger tenant base and diversified renter pool over time, supporting occupancy stability for well-kept multifamily.
Ownership costs in the neighborhood are elevated relative to incomes (value-to-income ratio ranks in the upper national percentiles), which typically sustains rental demand as some households remain renters longer. At the same time, the local rent-to-income ratio trends on the lower side nationally, a setup that can aid lease retention and measured rent growth management. The property s 1987 vintage is slightly newer than the neighborhood average 1985, implying potential light-to-moderate value-add through common-area refreshes and in-unit updates to sharpen competitive positioning.
Safety indicators are mixed and should be evaluated in context. The neighborhood s crime rank sits below the metro median (398 out of 621 San Diego-area neighborhoods), and national comparisons place it below the national median (around the lower third by percentile). In practical terms, investors may want to underwrite prudent security measures and active property management to support tenant experience and retention.
Trend data indicate property and violent offense measures track weaker than national benchmarks, so monitoring recent police reports and city data alongside on-the-ground feedback is advisable. Framing safety comparatively rather than block-by-block helps set expectations without overgeneralizing conditions.
Nearby employers provide a diversified white-collar and industrial base that supports renter demand and commute convenience, including L-3 Telemetry & RF Products, Sysco, Qualcomm, Sempra Energy, and Celgene.
- L-3 Telemetry & RF Products defense & aerospace offices (6.9 miles)
- Sysco foodservice distribution (7.6 miles)
- Qualcomm telecommunications & semiconductors (11.3 miles) HQ
- Sempra Energy utilities & energy infrastructure (11.4 miles) HQ
- Celgene Corporation biopharma offices (12.0 miles)
8535 Mesa Rd offers 39 units in a suburban San Diego submarket where neighborhood occupancy is strong and renter concentration is moderate, supporting depth of demand without heavy reliance on concessions. Based on CRE market data from WDSuite, the area s ownership costs are comparatively high versus incomes, which tends to sustain renter reliance on multifamily housing, while rent-to-income levels appear manageable for lease retention.
Built in 1987, the asset is slightly newer than the neighborhood s average stock, suggesting potential for focused value-add: in-unit finishes, energy systems, and common-area updates to compete with newer deliveries. Within a 3-mile radius, projected population and household growth alongside rising incomes point to a gradually expanding renter pool, supporting occupancy stability and measured rent growth for well-operated properties. Key underwriting considerations include thinner walkable amenities and safety metrics that trail national benchmarks.
- Strong neighborhood occupancy supports stable leasing and cash flow
- Elevated ownership costs reinforce sustained rental demand
- 1987 vintage allows targeted value-add to sharpen competitiveness
- 3-mile demographic growth expands the tenant base over time
- Risks: thinner amenity density and below-median safety require active management