| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 59th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9525 Mission Gorge Rd, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 1979 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | $4,500,000 |
| Buyer | MISSION VILLA |
| Seller | NISLEY JOHN M |
9525 Mission Gorge Rd Santee Multifamily Investment
Neighborhood multifamily occupancy remains firm, supporting stable cash flow potential at this 96-unit asset, according to WDSuite’s CRE market data. With strong schools and daily-needs retail nearby, the submarket’s renter demand appears durable relative to broader San Diego trends.
Located in Santee’s inner-suburban fabric of the San Diego-Chula Vista-Carlsbad metro, the neighborhood ranks 154 out of 621 metro neighborhoods (A- rating), placing it above the metro median for overall fundamentals. Daily-needs access is a relative strength: grocery (94th percentile nationally) and pharmacies (95th) are plentiful, and restaurants score in the 94th percentile, while parks and cafes are thinner—an operational consideration for lifestyle-oriented leasing.
Neighborhood multifamily occupancy is high and has trended up over five years, with the area competitive among San Diego neighborhoods (rank 147 of 621). This backdrop typically supports retention and pricing discipline, particularly for well-managed assets. The stock’s average construction year is 1981; the subject’s 1979 vintage is slightly older, which can present renovation and systems-upgrade opportunities to drive NOI through value-add execution.
Schools average 4.0 out of 5 (84th percentile nationally), a family-friendly signal that can underpin leasing velocity for larger floorplans. Renter concentration at the neighborhood level is 37.1% of housing units being renter-occupied—deep enough to support a consistent tenant base while still competing with ownership alternatives.
Within a 3-mile radius, population and households have grown over the past five years and are projected to continue expanding through 2028, indicating a larger tenant base over time. Median incomes in this radius have risen materially, and WDSuite’s commercial real estate analysis suggests that elevated ownership costs (92nd percentile home values and a high value-to-income ratio) reinforce reliance on quality rental housing, while local rent-to-income levels indicate manageable affordability pressure that can aid lease retention.
Safety indicators for the neighborhood sit below the national mid-point, with crime measures around the 30th percentile nationally. Property offenses are elevated compared with many U.S. neighborhoods; however, recent trends show improvement, with a notable year-over-year decline in estimated property offense rates, according to WDSuite’s CRE data. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime profile is mid-pack rather than top-tier, suggesting investors should underwrite sensible security, lighting, and access controls to support resident satisfaction.
Violent offense rates also benchmark below national medians (around the 9th percentile nationally), so pragmatic operating practices—partnerships with local community resources and routine safety audits—are prudent. The key takeaway is directional improvement on property-related incidents alongside room to strengthen perceived safety through property-level measures.
Proximity to major employers supports a broad commuter tenant base, with logistics, defense, utilities, semiconductors, and biotech represented. The following anchors help sustain leasing depth via short, car-based commutes.
- Sysco — foodservice distribution (7.7 miles)
- L-3 Telemetry & RF Products — defense & aerospace (8.5 miles)
- Qualcomm — semiconductors (12.6 miles) — HQ
- Sempra Energy — utilities (13.0 miles) — HQ
- Celgene Corporation — biotechnology (13.3 miles)
The asset’s location benefits from high neighborhood occupancy and an above-median overall neighborhood ranking within the San Diego metro, supporting a case for stable leasing and disciplined rent management. Built in 1979, the property is slightly older than the area’s 1981 average—positioning it for targeted value-add, systems modernization, and unit interior upgrades to strengthen competitive standing and NOI. Elevated ownership costs in the area sustain rental demand, while local rent-to-income metrics point to manageable affordability pressure that can help retention, based on CRE market data from WDSuite.
Within a 3-mile radius, ongoing population gains and a projected increase in households through 2028 point to a larger tenant base over time. Strong nearby schools and abundant daily-needs retail contribute to livability, while limited parks/cafes can be offset through on-site amenities and marketing focused on convenience and commute access.
- High neighborhood occupancy and above-median metro ranking support leasing stability
- 1979 vintage offers value-add and systems-upgrade potential versus 1981 area average
- Elevated ownership costs reinforce renter reliance; local rent-to-income aids retention
- 3-mile population and household growth expand the renter pool through 2028
- Risk: Below-national safety percentiles and thinner parks/cafes warrant prudent operations and amenity strategy