| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 63rd | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8761 Graves Ave, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 1979 |
| Units | 102 |
| Transaction Date | --- |
| Transaction Price | $6,400,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
8761 Graves Ave Santee Multifamily Investment
Neighborhood occupancy trends are above the metro median and ownership costs are elevated for the area, supporting durable renter demand, according to WDSuite s CRE market data.
Positioned in Santee s Inner Suburb context of the San Diego-Chula Vista-Carlsbad metro, the neighborhood shows 96.2% occupancy, which is above the metro median (rank 259 of 621). For investors, that points to stable leasing and lower downtime risk relative to many San Diego submarkets.
Amenity depth is mixed: park access tracks in the top quartile nationally (78th percentile), while retail and daily-needs density (grocers, cafes, pharmacies) is thin at the neighborhood scale. Average school ratings sit modestly above national norms (61st percentile), which can aid family-oriented renter retention despite the lighter commercial amenity base.
Renter-occupied housing accounts for roughly 35.3% of neighborhood units, indicating a meaningful but not dominant renter concentration a profile that typically favors steady demand for well-managed multifamily. Home values are high for the area (92nd percentile nationally), a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power when units are well maintained.
Within a 3-mile radius, demographics indicate a larger tenant base over time: households increased in recent years and are projected to rise further through the forecast period, implying more renters entering the market and supporting occupancy stability. Income trends in the 3-mile trade area have strengthened, while the neighborhood s rent-to-income ratio of 0.23 suggests manageable affordability pressure relative to other high-cost coastal markets useful for lease management and retention planning.
Vintage is an important lever: the asset s 1979 construction is older than the neighborhood s average 1992 vintage, pointing to potential value-add through targeted renovations and system upgrades. Thoughtful capital planning can raise competitive positioning versus newer stock while capturing demand in a market where NOI per unit performs in the top quartile nationally (96th percentile; rank 19 of 621).
Safety indicators are mixed relative to the metro. The neighborhood s crime rank sits at 120 out of 621 metro neighborhoods, indicating higher incident rates than many San Diego peers. Nationally, the area falls below the midpoint for safety (42nd percentile). Investors should underwrite with prudent security and lighting standards and account for perception in leasing strategy.
That said, momentum is favorable: both violent and property offense rates have declined year over year (violent 28.7%, property 22.5%), trends that compare above national improvement rates (changes in the top third nationally). Continued improvement would support renter retention and marketing, but it s appropriate to plan for ongoing community engagement and visibility measures.
Nearby employment anchors span food distribution, defense & aerospace, utilities, wireless & semiconductors, and biopharma supporting a diversified commuter tenant base and leasing stability for workforce and professional renters.
- Sysco food distribution (8.8 miles)
- L-3 Telemetry & RF Products defense & aerospace (10.2 miles)
- Sempra Energy utility holding company (14.3 miles) HQ
- Qualcomm wireless & semiconductors (14.3 miles) HQ
- Celgene Corporation biopharma (15.0 miles)
This 102-unit 1979 community in Santee benefits from above-median neighborhood occupancy, a diversified regional employment base, and an ownership landscape where high home values support sustained renter reliance. According to CRE market data from WDSuite, the neighborhood s NOI per unit trends in the top quartile nationally, while rent-to-income levels suggest manageable affordability pressure that can support lease retention when paired with disciplined renewals.
The asset s older vintage versus the neighborhood average (1992) creates a clear value-add pathway targeted interior upgrades and system modernization can improve competitive standing against newer stock. Balanced against improving safety momentum and lighter neighborhood retail amenities, the thesis centers on steady demand, operational execution, and capital planning to unlock further yield.
- Above-median neighborhood occupancy supports stable leasing and lower downtime risk.
- High home values in the area reinforce renter demand and pricing power for well-positioned units.
- 1979 vintage offers value-add upside via renovations and building system upgrades.
- Diversified nearby employers (utilities, wireless, aerospace, biopharma) underpin a broad tenant base.
- Risks: thinner neighborhood amenities and safety levels below the metro median warrant prudent operations and resident engagement.