| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 55th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1513 Tavern Rd, Alpine, CA, 91901, US |
| Region / Metro | Alpine |
| Year of Construction | 1986 |
| Units | 70 |
| Transaction Date | 1997-10-01 |
| Transaction Price | $6,500,000 |
| Buyer | GOSSELIN MARK |
| Seller | MOY MARIANNE J |
1513 Tavern Rd, Alpine CA Multifamily Investment
Neighborhood occupancy has trended sturdy and above national norms, supporting income stability for well-managed assets, according to WDSuite’s CRE market data. For investors, the area’s inner-suburb positioning in San Diego County points to durable renter demand rather than rapid turnover.
The property sits in Alpine’s inner-suburb setting of the San Diego–Chula Vista–Carlsbad metro, where the neighborhood is competitive among 621 metro neighborhoods (ranked 129th). Amenity access scores above national midpoints, with restaurants and essential services accessible for day-to-day needs, while average school ratings hover around the middle of the national distribution.
At the neighborhood level, occupancy is in the upper ranges nationally, and net operating income per unit benchmarks in the top quartile nationally — indicators that support leasing durability for institutional and middle‑market operators. Median home values are elevated versus most U.S. neighborhoods, which typically reinforces renter reliance on multifamily housing and can aid pricing power for professionally managed assets.
Vintage context matters: the asset’s 1986 construction is slightly newer than the neighborhood average (early 1980s), suggesting relative competitiveness versus older stock, while leaving room for targeted systems updates or common‑area refreshes to sharpen positioning.
Within a 3‑mile radius, demographics show modest population growth and a renter‑occupied share near one‑third, pointing to a sizable, stable tenant base. Forecasts indicate continued population growth and an increase in households, which supports a larger renter pool over time. Median household incomes in the surrounding 3 miles are solidly above many U.S. neighborhoods, helping mitigate affordability pressure even as contract rents trend upward.
Safety trends should be evaluated with standard risk controls. The neighborhood ranks in the lower tier for safety within the San Diego metro (crime rank 496 among 621 neighborhoods), and national comparisons place it below average on safety percentiles. Recent year estimates also indicate an uptick in both property and violent offenses. Investors typically address this with lighting, access control, and partnership with local policing to support resident retention.
As always, safety conditions vary by block and over time. Underwriting should incorporate current, property‑level incident data, vendor bids for security enhancements, and resident feedback to ensure assumptions around turnover and operating expenses remain conservative.
Proximity to regional employment anchors supports leasing from households seeking suburban living with access to foodservice distribution, defense & aerospace, energy infrastructure, wireless technology, and biotech roles.
- Sysco — foodservice distribution (17.7 miles)
- L-3 Telemetry & RF Products — defense & aerospace (21.0 miles)
- Sempra Energy — energy infrastructure (24.0 miles) — HQ
- Qualcomm — wireless technology (24.9 miles) — HQ
- Celgene Corporation — biotech (25.8 miles)
1513 Tavern Rd totals 70 units built in 1986, positioning it slightly newer than the neighborhood average. That vintage offers a balance of in-place functionality and potential value‑add through unit interiors, building systems, and amenities. At the neighborhood level, occupancy and NOI per unit compare favorably to national benchmarks, while elevated home values in San Diego County tend to sustain rental demand and lease retention for well-operated multifamily.
Based on commercial real estate analysis from WDSuite, the surrounding 3‑mile area shows population growth and a projected increase in households, enlarging the renter pool and supporting pricing resilience over the medium term. Rents have risen meaningfully in the neighborhood over the last five years, yet incomes in the immediate area are strong, which can help manage affordability pressure and stabilize collections.
- Neighborhood occupancy and NOI per unit stand above national norms, supporting income stability.
- 1986 vintage offers competitive positioning with clear renovation and systems‑upgrade pathways.
- High home values in the metro reinforce renter reliance on multifamily, aiding pricing power.
- 3‑mile radius shows population growth and projected household gains, expanding the tenant base.
- Risk: Below‑average safety percentile warrants proactive security measures and conservative underwriting.