| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 64th | Good |
| Amenities | 35th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4243 Bonita Rd, Bonita, CA, 91902, US |
| Region / Metro | Bonita |
| Year of Construction | 1973 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | $2,522,500 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
4243 Bonita Rd, Bonita CA — Multifamily Value-Add Thesis
Neighborhood occupancy is solid with limited renter turnover and elevated ownership costs that tend to sustain renter demand, according to WDSuite’s CRE market data. The investment angle centers on stable absorption potential with room to enhance operations through targeted renovations.
The property sits in a suburban Bonita neighborhood rated B and ranked 289 out of 621 San Diego metro neighborhoods, placing it above the metro median. According to CRE market data from WDSuite, neighborhood occupancy is in the mid‑90s, indicating generally tight conditions that support rent collections and leasing stability at the neighborhood level (these occupancy figures reflect the neighborhood, not this specific property).
Local livability skews residential with strong park access (top quintile nationally) and thinner immediate retail density; cafes and groceries are less concentrated nearby, so most residents rely on short drives for daily needs. This pattern is typical of lower‑intensity suburban pockets and can support quieter communities that still draw from larger employment nodes across the San Diego–Chula Vista–Carlsbad region.
Ownership costs are elevated for the area relative to national norms, and neighborhood rents also benchmark high nationally. In investor terms, the high‑cost ownership market tends to reinforce reliance on multifamily housing, which can aid tenant retention and pricing power. Rent-to-income metrics at the neighborhood level appear manageable, suggesting room for disciplined revenue management while monitoring affordability pressure.
Within a 3‑mile radius, demographics show a sizable, relatively high‑income household base and projections calling for population growth and a notable increase in households by the mid‑term outlook. Forecasts also point to smaller average household sizes, which can expand the renter pool and support occupancy stability for well‑positioned properties.
Tenure patterns reflect a predominantly owner‑occupied area with a minority share of renter‑occupied units both in the neighborhood and within the 3‑mile radius. For investors, a lower renter concentration can still translate to steady multifamily demand when paired with tight neighborhood occupancy and a deep regional employment base.
Safety indicators position the neighborhood below the metro median, with its crime rank at 349 out of 621 San Diego metro neighborhoods. Nationally, the area sits in lower safety percentiles, indicating more incidents than many U.S. neighborhoods. Recent data from WDSuite shows year‑over‑year improvement in violent‑offense rates, a constructive trend to monitor over time. Investors should underwrite prudent operating practices and consider property‑level measures that support resident comfort.
Regional employment nodes nearby support commute convenience for renters, anchored by energy, defense/aerospace, biotech, and technology employers listed below.
- Sempra Energy — energy infrastructure (8.5 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (12.6 miles)
- Celgene Corporation — biotechnology (18.6 miles)
- Qualcomm — wireless technology (18.8 miles) — HQ
- Sysco — food distribution (19.0 miles)
Built in 1973, the asset is slightly older than the neighborhood’s average vintage, which creates a practical path for value‑add upgrades and capital planning to enhance competitiveness versus newer stock. Based on CRE market data from WDSuite, the surrounding neighborhood shows tight occupancy and high ownership costs, conditions that often sustain multifamily demand and support rent durability when operations are well executed.
Within a 3‑mile radius, forecasts call for population growth and a meaningful increase in households alongside shifting toward smaller average household sizes. Combined with elevated incomes in the area, these dynamics indicate a deeper tenant base over time. The key is pairing targeted renovations with disciplined lease management to balance pricing power against affordability pressure in a high‑cost ownership market.
- Tight neighborhood occupancy and high ownership costs support steady renter demand
- 1973 vintage offers clear value‑add and systems modernization potential
- 3‑mile forecasts point to renter pool expansion via household growth and smaller sizes
- Higher‑income area supports revenue management while monitoring retention risk
- Risks: below‑median safety versus metro, limited immediate retail density, and capex requirements for an older asset