| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 61st | Fair |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 620 14th St, Ramona, CA, 92065, US |
| Region / Metro | Ramona |
| Year of Construction | 1986 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | $175,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
620 14th St Ramona Multifamily Opportunity
Neighborhood occupancy has been strong and home values elevated, suggesting durable renter demand in suburban San Diego, according to WDSuite’s CRE market data.
Ramona offers suburban fundamentals that support stable multifamily performance. The neighborhood is competitive among San Diego neighborhoods (195 of 621 overall), with food and daily-needs access that tests above national medians—restaurants and groceries are comparatively dense—while parks and childcare options are thinner. Average school ratings around the mid-3s out of 5 place the area above many peers, a practical plus for family renters.
Occupancy in the neighborhood is high (ranked 79 of 621; top quartile nationally), which typically underpins steady leasing and renewal velocity. The share of housing units that are renter-occupied is approximately 45%, indicating a meaningful tenant base without overwhelming concentration—supportive of ongoing demand depth for a 30–40 unit asset.
For investors weighing pricing power and retention, elevated ownership costs are a key context: neighborhood home values sit in a high national percentile, which tends to reinforce reliance on rental housing and can support lease stability. At the same time, rent-to-income metrics for the neighborhood read relatively manageable, which can help with retention and collections through cycles.
Construction year matters for competitive positioning. The property’s 1986 vintage is older than the neighborhood’s average 1992 stock, flagging routine capital planning and potential value-add through interior refreshes or system upgrades to better compete against newer product.
Demographic statistics aggregated within a 3-mile radius show a slight population contraction in recent years but growth in households and a modest decline in household size, which can expand the renter pool. Projections indicate additional household growth by 2028, a trend that typically supports occupancy stability and absorption at well-managed communities.
Safety signals are mixed and should be evaluated with local management input. The neighborhood’s crime rank sits in the lower half among 621 San Diego metro neighborhoods, and national percentiles indicate below-average safety compared with U.S. neighborhoods. Recent year-over-year estimates suggest property offenses rose more than violent offenses, which also increased modestly—pointing to a need for practical measures such as lighting, access control, and coordination with community policing.
For investors, the takeaway is risk management rather than avoidance: underwriting for security enhancements and resident engagement can help support retention and protect asset performance, especially where broader metro comparisons show weaker relative safety.
Nearby employers provide a diversified white-collar and logistics employment base that supports renter demand and commute convenience for residents, including roles in food distribution, wireless technology, aerospace/defense, biopharma, and energy utilities.
- Sysco — food distribution (12.5 miles)
- Qualcomm — wireless technology (20.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace (21.2 miles)
- Celgene Corporation — biopharma (22.4 miles)
- Sempra Energy — utilities (27.6 miles) — HQ
This 1986-vintage, small-scale multifamily asset in suburban San Diego benefits from a high-occupancy neighborhood backdrop and a renter base supported by elevated ownership costs. Based on CRE market data from WDSuite, neighborhood occupancy ranks in the top quartile nationally, while home values test well above national norms—conditions that often sustain rental demand and lease retention for well-operated properties.
Within a 3-mile radius, recent trends show modest population softness but growth in households and smaller household sizes, which typically expand the renter pool. Proximity to diversified employers across technology, defense, biopharma, logistics, and utilities provides additional support for leasing. The 1986 vintage suggests clear value-add pathways via interior modernization and targeted system upgrades to sharpen competitive positioning.
- High neighborhood occupancy supports leasing stability and renewals.
- Elevated ownership costs reinforce reliance on rental housing, aiding retention.
- 3-mile household growth and smaller household sizes expand the renter pool.
- 1986 vintage offers value-add via interior updates and system upgrades.
- Risk: relative safety metrics trail national averages; budget for security and curb-appeal improvements.