7131 Westview Dr, Lemon Grove 91945 – 8-Unit Multifamily Case Study

Property Overview

7131 Westview Dr is a rare 8-unit, all 3-bedroom community located in the improving and supply-constrained Lemon Grove multifamily market. With all units featuring three-bedroom, two-bathroom layouts, the property caters to families—one of the strongest and most stable renter demographics in East County.

This asset type is exceptionally sought after by 1031 buyers and long-term investors searching for stable cash flow with minimal turnover.

Deal Summary

• Sold For: $1,791,500

• City: Lemon Grove

• Property Type: 8-Unit Apartment Building

• Unit Mix:

  • (8) Three-Bedroom / Two-Bath Units

• Monthly Income at Sale: $11,525

• Condition: Remodeled throughout

• Representation: Seller

Investment Highlights

• 100% 3BR/2BA layouts — extremely rare and high-demand

• Updated units with strong rentability and long tenant retention

• Ideal for investors targeting:

  • Family-sized units

  • Low-vacancy submarkets

  • Stable cash flow and lower turnover

• Positioned in a submarket experiencing consistent rent growth

• Attractive price-per-unit for modernized 3-bedroom inventory

Lemon Grove Multifamily Market Insight

Lemon Grove continues to serve as a value alternative to La Mesa and Spring Valley, drawing investors because of:

• Solid workforce housing demand

• Limited supply of renovated multifamily inventory

• Strong absorption of 3-bedroom units

• Relative affordability compared to nearby submarkets

• Easy freeway access (94, 125, 54) improving renter mobility

Properties with 3-bedroom floor plans almost always outperform smaller units in rent-per-foot, occupancy, and tenant stability—making this sale highly impactful for the submarket.

Advisory Strategy & Execution

Representing the seller, Arby positioned the asset as one of Lemon Grove’s strongest stabilized mid-sized multifamily properties.

Key strategic steps included:

• Emphasizing the rare all-3-bedroom configuration

• Leveraging updated interiors to attract cash-flow focused investors

• Positioning the income profile for both:

  • Value-add buyers

  • Long-term holders

• Marketing directly to buyer pools actively purchasing 6-12 unit buildings

• Guiding the seller through pricing strategy backed by local comparable data

This approach ensured competitive interest and allowed the seller to maximize returns.

Result

7131 Westview Dr sold for $1,791,500, establishing a strong comparable sale for remodeled 3-bedroom multifamily assets in Lemon Grove.

Thinking About Selling a Multifamily Property?

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