| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 27th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1419 F Ave, National City, CA, 91950, US |
| Region / Metro | National City |
| Year of Construction | 1976 |
| Units | 23 |
| Transaction Date | 1997-01-17 |
| Transaction Price | $325,000 |
| Buyer | MANFREDI ROBERT |
| Seller | PETERS JOHN W |
1419 F Ave National City Multifamily Investment
Neighborhood renter-occupied share is among the highest locally and occupancy has trended upward, supporting durable tenant demand according to WDSuite’s CRE market data. In this Urban Core location, commercial real estate analysis points to steady leasing potential anchored by strong amenity density.
Rated B and ranked 239 out of 621 within the San Diego-Chula Vista-Carlsbad metro, the neighborhood is competitive among metro neighborhoods, with fundamentals that favor workforce housing. Amenity access is a clear strength: cafes, groceries, restaurants, and pharmacies are all in high national percentiles, reinforcing day-to-day convenience that supports leasing and retention.
The property s 1976 vintage is older than the neighborhood s average construction year (1983). Investors should anticipate selective capital expenditures for building systems and interiors, with potential value-add upside to enhance competitiveness versus newer stock.
Tenant base depth is a notable support. At the neighborhood level, renter-occupied housing is very elevated (top national percentile), and within a 3-mile radius renters account for roughly two-thirds of occupied units. Together with neighborhood occupancy around the low-90s and improving over the last five years, this points to demand that can support leasing stability.
On affordability, neighborhood rent-to-income levels sit below national averages, which can aid renewals and reduce turnover risk. At the same time, elevated home values and a high value-to-income ratio (top decile nationally) indicate a high-cost ownership market that tends to sustain reliance on multifamily rentals, reinforcing pricing power for well-operated assets.
Considerations: public park access is limited in this immediate area, and average school ratings are below national medians. Positioning the asset 14for example, emphasizing renovated interiors, security, and proximity to daily amenities can help mitigate these softer livability factors while capturing demand from households prioritizing convenience and commute access.
Safety indicators trend weaker than both metro and national medians in this neighborhood. Based on WDSuite data, the area ranks 561 out of 621 metro neighborhoods for overall crime, indicating comparatively higher incident levels within the region, and national percentiles for both violent and property offenses sit in the lower deciles.
For underwriting, investors often plan for prudent measures such as lighting, access control, and resident engagement. Monitoring recent trends is also warranted, as year-over-year changes have pointed to pressure in violent and property categories. Framing this in a regional context and aligning operating practices to the Urban Core setting can help manage risk.
Nearby employment anchors span energy infrastructure, defense and aerospace, biotech, and wireless technology providing a diverse commuter base that supports renter demand and retention at workforce-oriented properties. The list below reflects key employers within an approximately 17-mile radius.
- Sempra Energy energy infrastructure (4.3 miles)
- Sempra Energy energy infrastructure (5.0 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (10.6 miles)
- Celgene Corporation biotechnology (16.1 miles)
- Qualcomm wireless & semiconductors (16.5 miles) HQ
1419 F Ave is a 23-unit, 1976-vintage asset in National City that benefits from a deep renter base and strong amenity density. According to CRE market data from WDSuite, the neighborhood shows a high share of renter-occupied housing and occupancy has improved over the last five years, pointing to durable leasing fundamentals. Elevated ownership costs in the area further support reliance on multifamily, while rent-to-income levels below national averages can aid retention for well-managed properties.
Given its older vintage, the property presents a value-add path through targeted renovations and system upgrades to compete with newer stock. Investors should underwrite to the Urban Core context including limited park access and below-average school ratings and incorporate security-forward operations to address the local safety profile, balancing these risks against the depth of renter demand and commuting access to major employers.
- Deep renter pool and improving neighborhood occupancy support leasing stability
- Amenity-rich Urban Core location near diverse employment centers
- 1976 vintage offers value-add potential via interior and systems upgrades
- High-cost ownership market reinforces multifamily demand and pricing power
- Risks: below-average safety metrics, limited park access, and lower school ratings warrant proactive management