| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 63rd | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8253 Graves Ave, Santee, CA, 92071, US |
| Region / Metro | Santee |
| Year of Construction | 1985 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | $1,600,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
8253 Graves Ave, Santee CA Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This commercial real estate analysis points to steady leasing fundamentals with room for value-add through targeted upgrades.
Situated in Santee’s Inner Suburb setting, the property benefits from neighborhood stability and broad regional connectivity across the San Diego metro. The neighborhood posts a C+ rating and is ranked 404 out of 621 metro neighborhoods, indicating competitive standing among San Diego neighborhoods when screened for core CRE drivers.
Occupancy in the neighborhood is strong at a level that is above many U.S. areas, and contract rents benchmark high versus national norms (95th percentile nationally), according to WDSuite’s CRE market data. Median rent-to-income in the neighborhood trends lower than many peer areas, which can support retention and measured pricing power for operators. Within a 3-mile radius, the renter-occupied share is approximately half of housing units, signaling a deep tenant base for multifamily assets; at the immediate neighborhood level, renter concentration is lower, which can reduce direct competition from smaller rentals.
Livability is shaped by suburban amenities rather than dense retail; cafes, groceries, and restaurants are sparse in the immediate neighborhood, while park access rates stronger (around the top quartile nationally). Average school ratings trend modestly above national midpoints, offering a practical draw for family renters seeking value relative to coastal submarkets.
Vintage matters for competitive positioning: built in 1985, the asset is older than the neighborhood’s average construction year (1992). Investors should underwrite routine capital items and consider selective renovations to drive rent premiums and reduce turnover risk versus newer stock. High area home values (above 90th percentile nationally) and a value-to-income profile typical of a high-cost ownership market tend to sustain rental demand, supporting occupancy stability over a cycle.
Demographic indicators within a 3-mile radius show gradual population growth and a larger increase in households historically, with forecasts pointing to continued household expansion. This expansion implies a larger tenant base and supports leasing velocity for well-managed properties, based on CRE market data from WDSuite.
Safety trends are mixed in comparative terms. The neighborhood’s crime rank sits on the less favorable side of the San Diego metro distribution (ranked 120 out of 621), and national safety percentiles are below average. However, recent trend data indicate year-over-year improvement, with both violent and property offense rates declining, suggesting conditions have been moving in a positive direction relative to the prior year.
For investors, this translates to standard risk-management considerations—strong lighting, access control, and resident engagement—while monitoring ongoing metro and neighborhood trend lines. Contextualizing safety at the metro level remains important, as nearby suburban submarkets can exhibit different patterns over time.
Proximity to diversified employers across energy, tech, life sciences, distribution, and defense supports commuter convenience and broad renter demand. The following nearby employers anchor regional job access relevant to workforce and professional renters.
- Sysco — foodservice distribution (9.3 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.2 miles)
- Sempra Energy — energy & utilities (13.9 miles) — HQ
- Qualcomm — wireless & semiconductors (14.5 miles) — HQ
- Celgene Corporation — biopharma offices (15.2 miles)
This 33-unit, 1985-vintage property aligns with steady neighborhood occupancy and a high-cost ownership backdrop that reinforces reliance on rentals. According to CRE market data from WDSuite, neighborhood occupancy trends are strong and regional NOI per unit benchmarks rank among the higher tiers nationally, underscoring income durability potential for well-operated assets.
Older vintage relative to the neighborhood average suggests value-add potential through targeted interior and systems upgrades. Demographic trends within a 3-mile radius point to population stability and continued household growth, expanding the local renter pool and supporting leasing stability even as new supply competes metro-wide.
- Solid neighborhood occupancy and high national rent benchmarks support income durability.
- 1985 vintage presents clear value-add and capital plan opportunities to enhance competitiveness.
- High-cost ownership market sustains renter reliance, aiding retention and pricing power.
- Household growth within 3 miles expands the tenant base and supports lease-up velocity.
- Risks: softer safety percentiles and limited immediate retail density call for active asset management.