| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 104 Averil Rd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 2010 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
104 Averil Rd San Ysidro Multifamily Investment
Renter demand is supported by a high share of renter-occupied units and occupancy that trends above national norms, according to WDSuite’s CRE market data. Positioning near major employment nodes in the San Diego metro underscores steady leasing potential.
Located in San Ysidro’s Urban Core, the neighborhood shows balanced fundamentals for workforce housing. Neighborhood occupancy is competitive nationally (top third) even if it sits below the metro median among 621 San Diego neighborhoods, indicating generally stable tenant retention with room for operational upside.
Renter-occupied share is high (top percentile nationally), signaling a deep tenant base for multifamily and consistent leasing velocity. For investors, this renter concentration typically supports absorption across unit types and can cushion seasonality.
Amenity access is a relative strength: food-and-beverage and grocery density rank well nationally, and parks are accessible, while pharmacy options are limited within the neighborhood. School ratings trail national benchmarks, which may influence tenant mix and marketing strategy rather than overall demand.
Home values sit in a high-cost ownership market by national comparison, which tends to sustain reliance on rental housing and can support pricing power. At the same time, rent-to-income ratios indicate affordability pressure for some households; operators may prioritize lease management and renewal strategies to balance occupancy and rent growth.
The property’s 2010 vintage is newer than the neighborhood’s average 1980s building stock, offering competitive positioning versus older assets. Near-term capital planning may focus on selective modernization and systems upkeep rather than heavy structural repositioning.
Demographics within a 3-mile radius show households increasing while population is roughly flat, with projections calling for further household growth alongside smaller household sizes. For multifamily investors, this suggests a larger tenant base over time and steady demand for well-managed units, though forecasts can change with market conditions. These dynamics are grounded in commercial real estate analysis from WDSuite.
Safety indicators rank below metro averages (601st of 621 San Diego neighborhoods) and sit in low national percentiles, signaling elevated crime relative to many U.S. neighborhoods. Recent year-over-year estimates also point to increases in both property and violent offenses. Investors typically account for this with security measures, resident engagement, and partnership with local resources.
Given these trends, underwriting should reflect prudent operating assumptions (e.g., access control, lighting, and monitoring). Comparative analysis against nearby submarkets may help calibrate rent and marketing strategy to sustain occupancy while maintaining safe site operations.
Proximity to established employers across energy, defense/aerospace, life sciences, and technology supports commuter convenience and broad renter demand. Nearby anchors include Sempra Energy, L-3 Telemetry & RF Products, Celgene, and Qualcomm.
- Sempra Energy — energy infrastructure (12.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (18.9 miles)
- Celgene Corporation — life sciences (24.4 miles)
- Qualcomm — technology & R&D (24.9 miles) — HQ
104 Averil Rd offers exposure to a renter-heavy San Ysidro submarket with occupancy that performs solidly on a national basis and benefits from strong amenity access. The 2010 vintage positions the asset competitively versus older neighborhood stock, with value best captured through targeted modernization and disciplined operations rather than major redevelopment. Household growth and smaller household sizes within a 3-mile radius point to a gradually expanding renter pool and support for leasing stability.
According to multifamily property research from WDSuite, elevated ownership costs in the area reinforce reliance on rental housing, though rent-to-income levels warrant attentive renewal and pricing strategies. Key risks include below-average safety metrics and lower local school ratings; investors can mitigate with security investments, service quality, and tenant retention programs.
- Deep renter base supports demand and occupancy resilience
- 2010 construction offers competitive positioning versus older stock
- Amenity-rich corridor and access to major employers underpin leasing
- Elevated ownership costs sustain renter reliance and pricing power
- Risks: below-metro safety ranks and affordability pressure require active management