| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 63rd | Good |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9705 Carlton Hills Blvd, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 1979 |
| Units | 70 |
| Transaction Date | 2011-06-08 |
| Transaction Price | $7,900,000 |
| Buyer | CARLTON HEIGHTS INVESTORS LLC |
| Seller | CARLTON HIEGHTS VILLAS LLC |
9705 Carlton Hills Blvd, Santee CA Multifamily Investment
Neighborhood occupancy is high and stable, supporting consistent leasing fundamentals according to CRE market data from WDSuite. Elevated ownership costs in San Diego County further sustain renter demand around Santee relative to the broader metro.
Located in Santee’s inner-suburban fabric of the San Diego-Chula Vista-Carlsbad metro, the neighborhood rates B+ and is competitive among San Diego neighborhoods (ranked 169 out of 621). According to WDSuite, area occupancy for the neighborhood is strong and in the upper national percentiles, a tailwind for renewal velocity and cash flow stability at comparable buildings.
Daily needs access is a relative strength: grocery options and parks index in the 90th–91st national percentiles, and childcare density is also high. Restaurant density tracks above national norms, while cafes and pharmacies are comparatively sparse in this micro-area — a minor amenity gap investors should note when evaluating resident convenience expectations versus core San Diego submarkets.
Rents in the neighborhood benchmark in the upper national percentiles, and the median rent-to-income ratio trends on the lower side for Southern California, which can support retention and reduce turnover risk. Within a 3-mile radius, households and families have grown over the past five years, with projections pointing to additional population and household gains; that expansion implies a larger renter pool and supports occupancy stability for well-positioned assets.
The property’s 1979 vintage skews slightly older than the neighborhood average (early 1980s). That positioning can offer value-add or modernization upside — particularly in finishes, systems, and amenities — to compete against newer stock while managing capital planning for mid-life components.
Safety indicators in this neighborhood track below national averages, with overall crime and violent offense percentiles in the lower national bands. Within the San Diego metro (621 neighborhoods), the neighborhood’s crime rank sits in the lower half, signaling comparatively higher incidents than many peer areas.
Recent trends are modestly favorable: both violent and property offense rates have edged down year over year. Investors should weigh these mixed signals by emphasizing on-site lighting, access control, and resident engagement, and by underwriting to market-appropriate insurance and security line items rather than assuming continued improvement.
Proximity to diversified employers supports a broad renter base and commute convenience for workforce tenants. Nearby anchors include Sysco, L-3 Telemetry & RF Products, Qualcomm, Celgene Corporation, and Sempra Energy.
- Sysco — foodservice distribution (6.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (8.2 miles)
- Qualcomm — technology R&D (11.8 miles) — HQ
- Celgene Corporation — biotechnology (12.6 miles)
- Sempra Energy — utilities & energy (13.4 miles) — HQ
9705 Carlton Hills Blvd is a 70-unit, late-1970s multifamily asset situated in a competitive San Diego metro neighborhood where occupancy trends are strong and neighborhood rents benchmark high nationally. Based on CRE market data from WDSuite, the area’s high-cost ownership landscape reinforces reliance on rental housing, while a comparatively moderate rent-to-income profile supports lease retention and pricing discipline. Within a 3-mile radius, population and household growth — with additional gains forecast — point to a broader tenant base that can support stabilized occupancy for well-positioned communities.
The 1979 vintage is slightly older than the neighborhood average, creating potential for targeted value-add: interior renovations, building systems modernization, and amenity enhancements to compete with newer supply. Underwriting should account for neighborhood safety metrics that trail national averages and for amenity gaps (fewer cafes and pharmacies), but proximity to major employment nodes and strong grocery/park access mitigate demand risk for renters prioritizing convenience and livability.
- High neighborhood occupancy and strong rent benchmarks support stable cash flow
- Expanding 3-mile renter pool and household growth underpin demand durability
- 1979 vintage offers actionable value-add via unit and systems upgrades
- High-cost ownership context reinforces renter reliance on multifamily housing
- Risks: below-average safety metrics and select amenity gaps require prudent operations