| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 55th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1539 Tavern Rd, Alpine, CA, 91901, US |
| Region / Metro | Alpine |
| Year of Construction | 1986 |
| Units | 56 |
| Transaction Date | 2020-11-17 |
| Transaction Price | $28,270,000 |
| Buyer | WA7 RENEW ALPINE LLC |
| Seller | MEADOW WOODS AT ALPINE LP |
1539 Tavern Rd, Alpine CA Multifamily Investment
Neighborhood occupancy remains solid and above many U.S. areas, supporting income stability for well-managed assets, according to WDSuite’s CRE market data. Figures reflect the local neighborhood, not the property, and point to steady renter demand rather than outsized volatility.
Alpine sits in San Diego County’s inner suburb belt and this neighborhood holds an A- rating with a rank of 129 out of 621 metro neighborhoods — competitive among San Diego neighborhoods and in the top quartile nationally on several housing and amenity indicators. Neighborhood occupancy is reported at 96.1% (neighborhood-level), a sign of consistent absorption and limited downtime for stabilized multifamily.
Renter-occupied housing accounts for 46.2% of units at the neighborhood level, indicating a meaningful renter concentration and a broad tenant base for multifamily product. Median contract rents in the neighborhood have risen over the past five years while the rent-to-income ratio remains comparatively modest, which can aid lease retention and reduce affordability pressure risk for professionally managed communities.
Local dynamics reflect balanced livability: restaurants and everyday services score above national medians (amenities near the 74th–80th percentiles nationally), and average school ratings around 3.0 out of 5 place the area above many peers (61st percentile nationally). At the same time, home values are elevated versus national norms (around the 93rd percentile), reinforcing that this is a high-cost ownership market where multifamily can capture demand from households that prefer or rely on renting.
Demographic statistics aggregated within a 3-mile radius show recent population growth with rising household incomes and a projected increase in households by 2028, expanding the potential renter pool and supporting occupancy stability. For investors, this combination of steady neighborhood occupancy, elevated ownership costs, and growing 3-mile demand drivers supports a constructive outlook for rent rolls and leasing continuity.
Safety metrics for the neighborhood trend weaker than many San Diego peers (crime rank 496 out of 621 metro neighborhoods) and sit in lower national percentiles. Recent estimates indicate property and violent offense rates remain elevated relative to national benchmarks, with some year-over-year increase. These figures are neighborhood-level, not site-specific, and investors typically account for them through security design, resident screening, and insurance assumptions.
From a comparative standpoint, the area is below metro average on safety, so underwriting should reflect prudent operating practices and potential insurance costs. Monitoring multi-year trends and local policing or community initiatives can help calibrate risk, but the near-term read is that safety is a consideration rather than a strength.
The nearby employment base mixes logistics, energy/utilities, defense/aerospace, and technology, which supports commuter convenience and renter demand for workforce and professional households. Notable employers within commuting distance include Sysco, L-3 Telemetry & RF Products, Sempra Energy, Qualcomm, and Celgene Corporation.
- Sysco — foodservice distribution (17.7 miles)
- L-3 Telemetry & RF Products — defense & aerospace (21.0 miles)
- Sempra Energy — energy & utilities (24.0 miles) — HQ
- Qualcomm — telecommunications & semiconductors (24.9 miles) — HQ
- Celgene Corporation — biopharma (25.8 miles)
1539 Tavern Rd offers exposure to a San Diego County inner-suburb with steady neighborhood occupancy and a sizable renter base. Built in 1986, the property is slightly newer than the local average vintage, which can be competitively positioned versus older stock while still warranting selective modernization to drive rents and control long-term capital needs. Elevated neighborhood home values relative to national norms underpin renter reliance on multifamily, aiding depth of demand and potential lease retention.
Neighborhood-level data point to above-median amenity access and stable operations, while 3-mile demographics indicate population growth and a forecast increase in households that can expand the tenant base. According to CRE market data from WDSuite, neighborhood occupancy remains strong versus national benchmarks, supporting an investment case focused on durable cash flow with targeted value-add. Key risks include below-metro-average safety metrics and the need to plan for ongoing system upgrades given the 1980s vintage.
- Stable neighborhood occupancy supports cash flow resilience
- 1986 vintage offers competitive positioning with room for modernization
- Elevated ownership costs locally reinforce multifamily demand and retention
- 3-mile population and household growth expand the renter pool
- Risk: below-metro-average safety warrants prudent underwriting and security planning