| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 63rd | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9621 Carlton Hills Blvd, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 2000 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9621 Carlton Hills Blvd, Santee CA — Multifamily Investment
Neighborhood occupancy is solid and ownership costs are elevated for the area, supporting renter demand according to WDSuite’s CRE market data.
Santee’s inner-suburban setting offers practical fundamentals for workforce housing. Neighborhood occupancy runs strong versus national norms, indicating stable lease-up and retention potential. The area rates as competitive among San Diego–Chula Vista–Carlsbad neighborhoods, with steady demand drivers rather than speculative momentum.
Access to daily needs is a relative strength: grocery and park density score in the higher national percentiles, while cafes and pharmacies are less concentrated. For operators, that mix suggests dependable convenience for residents without relying on destination retail.
Housing stock here skews newer than much of the metro, and this property’s 2000 vintage is newer than the neighborhood average (1982). That positioning can reduce near-term capital exposure while still leaving room for selective upgrades to enhance competitiveness against newer product.
Within a 3-mile radius, demographics point to a stable and gradually expanding renter pool: recent population and household growth, alongside a modest decline in average household size, support ongoing multifamily demand. Approximately one-quarter of housing units are renter-occupied, indicating a defined but not saturated tenant base that can underpin occupancy stability.
Home values sit in the upper national percentiles for pricing, and neighborhood median rents are also elevated. In investor terms, the high-cost ownership landscape reinforces reliance on rental housing, while rent-to-income levels suggest manageable affordability pressure and support for lease retention with prudent rent management.
Safety conditions in the neighborhood track below national averages, with both violent and property offenses ranking in lower national percentiles. Recent year-over-year trends show modest improvement, which is constructive but not definitive. Within the San Diego metro, performance can vary over short distances; investors typically account for this through enhanced onsite measures and resident engagement rather than assuming metro-wide norms.
Nearby employers provide a diverse employment base that supports renter demand and commute convenience, led by distribution, aerospace/defense, life sciences, energy, and technology offices: Sysco, L-3 Telemetry & RF Products, Qualcomm, Celgene, and Sempra Energy.
- Sysco — food distribution (6.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (8.2 miles)
- Qualcomm — technology offices (11.8 miles) — HQ
- Celgene Corporation — life sciences (12.6 miles)
- Sempra Energy — energy utility (13.3 miles) — HQ
9621 Carlton Hills Blvd aligns with stable, needs-based rental demand in Santee. Occupancy in the surrounding neighborhood trends above national norms, and high-cost ownership in San Diego County helps sustain the renter base. The property’s 2000 construction is newer than the neighborhood average, suggesting comparatively lower near-term capital needs with potential to capture value through targeted renovations and amenity refresh. Based on CRE market data from WDSuite, local rent levels and a balanced rent-to-income profile support leasing durability when paired with disciplined rent management.
Within a 3-mile radius, population and household counts have grown and are expected to continue increasing, pointing to a larger tenant base over time. Strong access to groceries and parks, plus proximity to major employers across technology, energy, life sciences, and logistics, underpin demand and retention, while lower concentrations of cafes and pharmacies are operational considerations rather than core demand drivers.
- Strong neighborhood occupancy supports lease stability and pricing discipline.
- Newer 2000 vintage versus area average points to manageable capex with value-add upside.
- High-cost ownership market reinforces renter reliance on multifamily housing.
- Expanding 3-mile population and households indicate a growing tenant base.
- Risk: Safety metrics lag national norms; consider enhanced onsite measures and community programming.