| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 55th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1440 Olivewood Ln, Alpine, CA, 91901, US |
| Region / Metro | Alpine |
| Year of Construction | 1978 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | $2,200,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1440 Olivewood Ln, Alpine CA Multifamily Opportunity
Neighborhood occupancy trends sit in the mid-90s and are above the San Diego metro median, pointing to steady renter demand at the neighborhood level, according to WDSuite’s CRE market data. For investors, this suggests a stable leasing backdrop rather than a lease-up play.
The property is located in Alpine, an inner-suburb setting within the San Diego–Chula Vista–Carlsbad metro. Neighborhood livability is supported by a balanced amenity mix (amenities rank competitive nationally) with everyday needs like groceries and pharmacies reasonably accessible, and a moderate dining presence. Average school ratings trend slightly above national midpoints, which can help with retention among household renters rather than drive premium lease-up alone.
For investors screening multifamily, neighborhood occupancy is strong at the mid-90% range and ranks above the metro median among 621 San Diego metro neighborhoods, which is a constructive signal for income stability. The area’s renter-occupied share of housing units is elevated (85th percentile nationally), indicating a deeper tenant base at the neighborhood level and support for consistent demand through cycles.
Home values in the neighborhood sit in the upper national percentiles, creating a high-cost ownership market that tends to reinforce reliance on rental housing and support pricing power when managed thoughtfully. At the same time, rent-to-income metrics are comparatively favorable versus many high-cost markets, which can help with lease retention and limit turnover risk.
Demographic statistics aggregated within a 3-mile radius show modest recent population growth with a larger share of higher-income households, and projections point to additional household expansion over the next five years. For multifamily owners, that combination supports a larger tenant base and steady absorption rather than outsized new-demand spikes, based on CRE market data from WDSuite.
Vintage context matters: the asset’s 1978 construction predates the neighborhood’s average vintage (early 1980s). That older profile can present value-add potential through targeted renovations and systems upgrades to improve competitive positioning versus newer stock and sustain occupancy.
Safety indicators for the neighborhood trend below national norms. Relative to other San Diego metro neighborhoods (621 total), crime ranks in the lower-performing cohort, and national percentiles indicate the area is less safe than many neighborhoods nationwide. Investors should underwrite prudent security measures, lighting, and property management practices, and evaluate historical incident trends at the neighborhood level rather than the block.
From a risk-management perspective, the takeaway is to budget for ongoing safety enhancements and resident engagement as part of operations. This approach can help protect occupancy stability and renewal rates despite a weaker comparative safety profile.
Proximity to regional employers supports commuter convenience and a diversified renter base, with nearby roles spanning food distribution, aerospace/defense, energy utilities, and technology. The following anchors are within a commutable range and can contribute to tenant retention and steady leasing.
- Sysco — food distribution (17.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (21.3 miles)
- Sempra Energy — energy utilities (24.3 miles) — HQ
- Qualcomm — wireless technology (25.2 miles) — HQ
- Celgene Corporation — biotech (26.0 miles)
This 59-unit, 1978-vintage asset in Alpine benefits from a neighborhood environment where occupancy levels are above the San Diego metro median and renter concentration is high by national standards. The high-cost ownership landscape in the neighborhood supports sustained reliance on multifamily, while relatively manageable rent-to-income dynamics can aid retention and reduce turnover volatility, according to CRE market data from WDSuite. The vintage creates a clear value-add path via unit and common-area upgrades to sharpen positioning against newer stock.
Within a 3-mile radius, recent population growth and projected increases in households point to a gradually expanding tenant base that supports occupancy stability rather than speculative lease-up. Amenity access and average schools provide livability fundamentals, and regional employers within commutable distance broaden the pool of qualified renters.
- Occupancy above metro median among 621 neighborhoods supports steady income.
- Elevated neighborhood renter-occupied share signals depth of tenant demand.
- 1978 vintage offers value-add and CapEx upside to enhance competitiveness.
- High-cost ownership market reinforces multifamily reliance and pricing power with careful lease management.
- Risk: Safety indicators trail metro and national norms; underwrite security and proactive operations.