7131 Westview, Lemon Grove

Case Study: 7131 Westview Dr, Lemon Grove

An 8-unit, all three-bedroom building in Lemon Grove sold for $1,791,000 after 15 days on market. Arby Eivazian represented the seller.

Sale snapshot

• Sale price: $1,791,000 (about $224,000 per unit)

• Units: 8, all 3BD/2BA

• Monthly income at sale: $11,525

• Condition: Remodeled throughout; central air, garages and washer/dryer hookups

• Days on market: 15

• Representation: Seller

The property

All eight units are three-bedroom, two-bath layouts on two contiguous parcels. Family-sized units like these are scarce in East County, and they tend to keep tenants longer than studios and one-bedrooms.

How we positioned it

• Led with the all-three-bedroom configuration and the remodeled interiors

• Presented the income to both value-add buyers and long-term holders, including 1031 exchange buyers

• Marketed directly to buyers active in 6–12 unit buildings

• Set pricing from local comparable sales

Why Lemon Grove

Lemon Grove often serves as a value alternative to La Mesa and Spring Valley, with workforce housing demand, limited renovated inventory and access to the 94, 125 and 54 freeways.

For owners of family-sized units

Three-bedroom buildings attract a specific buyer pool. Pricing them off one- and two-bedroom comparables can understate their value, so the comparable set needs to match the unit mix.

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