| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 63rd | Good |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8655 Lake Ashmere Dr, San Diego, CA, 92119, US |
| Region / Metro | San Diego |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8655 Lake Ashmere Dr, San Diego Multifamily Investment
Neighborhood occupancy is competitive among San Diego submarket peers, and a high-cost ownership environment supports durable renter demand, according to WDSuite s CRE market data.
Situated in San Diego s Urban Core, the property benefits from a tenant base supported by strong daily-needs access and stable renter demand at the neighborhood level. Neighborhood occupancy ranks in the top quartile among 621 metro neighborhoods, signaling historically tight leasing conditions and limited downtime between turns. Median contract rents sit well above national norms, reinforcing revenue potential while requiring careful attention to affordability and retention strategies.
Local amenity mix skews toward essentials: grocery access is competitive nationally, while childcare density is also strong. By contrast, cafés, restaurants, parks, and pharmacies are comparatively sparse within the neighborhood footprint, so residents may rely on nearby corridors for lifestyle and recreation. For investors, this pattern typically favors practical, convenience-driven renter profiles over nightlife-driven demand.
Within a 3-mile radius, demographics indicate a broad renter pool with steady population growth historically and additional increases projected over the next five years. Household incomes are above national averages and educational attainment is high for the region, which can underpin collections and renewals. At the same time, elevated home values in the neighborhood among the higher tiers nationally create a high-cost ownership market that tends to sustain multifamily demand and support occupancy stability.
Tenure data shows a meaningful share of renter-occupied housing units in the neighborhood, indicating depth for multifamily leasing. Looking ahead, projected gains in households within 3 miles suggest a larger tenant base and continued support for absorption, provided operators manage rent-to-income dynamics and deliver competitive finish levels and resident services.
Safety indicators are mixed and should be incorporated into underwriting. The neighborhood s crime rank sits below the metro median among 621 San Diego neighborhoods, placing it outside the top-performing cohort. Nationally, safety percentiles are also on the lower side compared to peer neighborhoods.
Recent trend data shows property offenses easing year over year, while violent offense estimates have moved higher, highlighting volatility across categories. Investors typically address this through lighting, access controls, and resident engagement, and by aligning marketing with the area s stronger daily-needs profile. Always compare these trends to submarket comps during diligence to calibrate risk-adjusted returns.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in defense & aerospace, utilities, wireless technology, food distribution, and biotech all within a leasing radius relevant to retention.
- L-3 Telemetry & RF Products defense & aerospace (7.4 miles)
- Sysco food distribution (9.9 miles)
- Sempra Energy utilities (10.3 miles) HQ
- Qualcomm wireless technology (12.7 miles) HQ
- Celgene Corporation biotech (13.1 miles)
This 32-unit asset sits in a neighborhood with tight leasing conditions and rents well above national benchmarks, supporting revenue potential and occupancy stability. Elevated home values create a high-cost ownership market that generally sustains reliance on rental housing, while rent-to-income metrics indicate room to prioritize resident retention through balanced pricing and service positioning. Based on CRE market data from WDSuite, the area s daily-needs orientation strong grocery and childcare access with lighter café/restaurant density aligns with workforce demand profiles.
Within a 3-mile radius, modest historical population gains and projected increases in households point to a larger tenant base and continued support for absorption over the medium term. Key risks include comparatively weaker safety rankings versus metro peers and fewer lifestyle amenities inside the immediate neighborhood, which place a premium on property-level operations, security measures, and value-add features that enhance day-to-day convenience.
- Tight neighborhood occupancy supports leasing stability and limited downtime
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile demographic growth expands the renter pool and supports absorption
- Daily-needs amenity profile fits workforce renters and renewal strategies
- Risks: below-median safety rankings and limited lifestyle amenities require active management