| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 48th | Fair |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1811 Raymond Ave, Ramona, CA, 92065, US |
| Region / Metro | Ramona |
| Year of Construction | 1989 |
| Units | 32 |
| Transaction Date | 1995-02-27 |
| Transaction Price | $516,000 |
| Buyer | RANDLE RICHARD B |
| Seller | SRS RAMONA 32 |
1811 Raymond Ave Ramona 32-Unit Multifamily Opportunity
Neighborhood occupancy has been resilient and ownership costs are elevated for the area, supporting renter demand according to WDSuite s CRE market data. This points to steady tenant depth for a well-located Ramona asset.
The surrounding Ramona neighborhood shows solid renter demand fundamentals, with neighborhood occupancy competitive among San Diego-Chula Vista-Carlsbad neighborhoods and in the top quintile nationally, per WDSuite. These statistics describe the neighborhood, not this property, and suggest support for stable leasing conditions.
The area 7s renter-occupied share is moderate, indicating a balanced housing stock and a tenant base that can support mid-sized multifamily assets. Within a 3-mile radius, household counts have inched higher while average household size has edged lower, broadening the pool of potential renters and supporting occupancy stability.
Local living conveniences are mixed: grocery and restaurant density aligns with many suburban nodes in the region, while park and cafe availability is comparatively limited. For investors, this typically translates to demand anchored by daily-needs retail and schools rather than nightlife-driven leasing. Median home values in the neighborhood sit on the higher end nationally, which tends to reinforce reliance on rental housing and can aid retention where rent-to-income remains manageable.
The property was constructed in 1989, slightly newer than the neighborhood 7s average vintage. That positioning can be competitive versus older stock, though investors should still plan for modernization of systems and common areas to sustain performance.
Demographic data aggregated within a 3-mile radius shows recent population softness alongside a modest increase in households, implying smaller household sizes and a gradually diversifying renter pool. Forward-looking projections indicate population and households trending higher over the next several years, which would expand the tenant base if realized.
Neighborhood safety indicators, as measured by WDSuite at the neighborhood level, trend below national averages, with violent and property offense percentiles indicating comparatively higher incident rates than many U.S. neighborhoods. Within the San Diego metro, the area sits in the higher-crime half of neighborhoods.
That said, recent data shows an improvement in estimated property offenses over the past year, suggesting directional progress. Investors should incorporate prudent security, lighting, and tenant-experience measures in underwriting and operations, while monitoring continued trend movement rather than relying on block-level assumptions.
Proximity to regional employers supports workforce housing dynamics and commute convenience, notably across foodservice distribution, wireless & semiconductors, defense electronics, and biotech the same names listed below. This base can contribute to leasing stability and retention for Ramona assets.
- Sysco foodservice distribution (12.0 miles)
- Qualcomm semiconductors & wireless (20.3 miles)
- Qualcomm semiconductors & wireless (20.6 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace electronics (20.8 miles)
- Celgene Corporation biotechnology (21.9 miles)
1811 Raymond Ave combines a suburban location with neighborhood fundamentals that, according to CRE market data from WDSuite, include strong occupancy at the neighborhood level and a high-cost ownership market. Together, these dynamics support a durable renter base and potential pricing power when rent-to-income remains in a manageable range. The asset 7s 1989 vintage provides a middle-aged profile with scope for targeted value-add and operational upgrades to enhance competitiveness versus older comparables.
Within a 3-mile radius, households have increased even as average household size has edged down, and forward projections call for additional population and household growth. This points to a larger tenant base over time, which can support occupancy stability for a 32-unit property, while the area 7s amenity mix and commute access to regional employers underpin steady workforce demand. Prudent underwriting should account for neighborhood safety considerations and ongoing capex for modernization.
- Neighborhood occupancy is competitive metro-wide and strong nationally, supporting leasing stability.
- Elevated ownership costs in the area reinforce reliance on rental housing and tenant retention.
- 1989 vintage offers value-add potential through selective renovations and systems upgrades.
- Nearby regional employers across tech, defense, and life sciences support workforce demand.
- Risks: neighborhood safety metrics below national averages; amenity mix skews to daily-needs retail.