| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 135 Averil Rd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1982 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | $1,465,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
135 Averil Rd, San Ysidro Multifamily Investment
Neighborhood occupancy is solid and renter demand is deep, with a high share of renter-occupied units at the neighborhood level, according to WDSuite s CRE market data. This positioning supports steady leasing while leaving room for value-add at an older vintage asset.
The property sits in San Ysidro s Urban Core, where the neighborhood earns a B- rating and ranks 352 out of 621 metro neighborhoods placing it near the metro median. Amenity access is a relative strength: the area is competitive among San Diego-Chula Vista-Carlsbad neighborhoods for overall amenities (rank 108 of 621), with cafes and restaurants landing in the top decile nationally. Grocery and park access trend above national averages, which can aid day-to-day convenience for residents.
At the neighborhood level, occupancy trends are healthy and near the metro median, and renter concentration is high (about seven in ten housing units are renter-occupied). For investors, this indicates a sizable tenant base and supports leasing stability, though pricing should be balanced against household budgets. Median contract rents in the neighborhood trend above national averages, while home values sit in a high-cost ownership context, conditions that typically sustain rental demand and can help retention for well-managed assets.
Within a 3-mile radius, demographics show households increasing even as overall population has been roughly flat in recent years and is projected to decline. This pattern points to smaller household sizes and a larger count of households factors that can expand the renter pool and support occupancy. Forward-looking data also indicates rising median incomes and contract rents at the 3-mile level, which can underpin rent growth potential while requiring active lease management to monitor affordability pressure.
Construction vintage averages mid-1980s across the neighborhood, while this asset was built in 1981. Being somewhat older than the neighborhood average suggests planning for capital improvements and selective renovations, creating potential value-add upside versus newer stock. School ratings in the neighborhood are below national averages, which may weigh on appeal for some family renters, but proximity to services and employment centers can offset for workforce-oriented demand.
Safety indicators are a consideration. The neighborhood s crime rank is 601 out of 621 metro neighborhoods, indicating it trails most of the San Diego-Chula Vista-Carlsbad area on this measure and sits in a low national safety percentile. Recent year-over-year estimates show increases in both violent and property offenses at the neighborhood level. Investors typically address this with resident-experience measures, security enhancements, and active property management to support retention and leasing performance.
Nearby employment is anchored by regional energy, defense, biotech, and telecommunications firms, supporting workforce housing demand and commute convenience for renters. The list below highlights major employers within typical commuting distance that can contribute to leasing stability.
- Sempra Energy energy (12.1 miles)
- Sempra Energy energy (12.9 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (18.9 miles)
- Celgene Corporation biotech (24.4 miles)
- Qualcomm telecommunications (24.8 miles) HQ
135 Averil Rd offers an approachable 25-unit footprint in a renter-heavy Urban Core neighborhood where occupancy levels are stable and amenity access is a relative strength. Built in 1981, the asset is slightly older than the neighborhood average, suggesting capital planning and targeted upgrades could unlock value-add gains versus newer competing stock. According to CRE market data from WDSuite, high renter concentration and a high-cost ownership environment support durable rental demand, while household growth within 3 miles points to a larger tenant base even as average household size trends lower.
Investor considerations include affordability pressure the neighborhood s rent-to-income metrics indicate tighter budgets for some renters and safety readings that lag metro norms, both of which call for disciplined operations and resident-focused improvements. Offsetting strengths include strong food-and-beverage density, above-average access to daily needs, and proximity to diversified employers across energy, defense, biotech, and telecom.
- Renter-heavy neighborhood supports a deep tenant base and steady leasing
- 1981 vintage offers value-add potential via targeted renovations and systems upgrades
- Amenity-rich location with top-tier cafe/restaurant density and solid daily conveniences
- Employment access to energy, defense, biotech, and telecom hubs supports retention
- Risks: affordability pressure and below-metro safety metrics require proactive management