| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 139 Alverson Rd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1973 |
| Units | 42 |
| Transaction Date | 2004-06-08 |
| Transaction Price | $3,773,500 |
| Buyer | WALZ FAMILY TRUST |
| Seller | FIRST MOON LLC |
139 Alverson Rd San Ysidro Multifamily Investment
Neighborhood renter concentration and steady occupancy point to durable tenant demand, according to WDSuite’s CRE market data. Well-located within San Ysidro’s urban core, the asset’s positioning supports leasing consistency with room for value-add execution.
San Ysidro’s Urban Core setting offers daily-life convenience that supports renter retention. Neighborhood amenities test above national averages, with food and cafe density in the top decile nationally and grocery access also strong. However, pharmacy access lags. The neighborhood’s overall rating sits at B- (ranked 352 of 621 metro neighborhoods), indicating competitive fundamentals with select constraints investors should underwrite.
Renter-occupied housing comprises roughly 71.5% of neighborhood units (top tier among San Diego–Chula Vista–Carlsbad’s 621 neighborhoods), signaling a deep tenant base for multifamily. Neighborhood occupancy is 94.5% and trends in the upper third nationally, a constructive backdrop for income stability based on CRE market data from WDSuite. Average school ratings are lower (around the 15th percentile nationally), which can influence family-oriented demand profiles and marketing strategy.
Home values trend high (about the 84th percentile nationally), which generally reinforces reliance on rental options and can sustain pricing power for well-managed assets. At the same time, the local rent-to-income ratio skews elevated (low national percentile), flagging affordability pressure that may require disciplined lease management to protect retention.
Construction in the surrounding neighborhood skews newer than this property; with a 1973 vintage versus a neighborhood average closer to the mid-1980s, investors should plan for capital improvements. That age gap can also create value-add potential—modernizing interiors, systems, and curb appeal to compete effectively against younger stock and to meet renter expectations.
Within a 3-mile radius, demographics show modest recent population growth but a larger increase in households and a declining average household size. Looking forward, forecasts indicate household counts expanding even as total population is expected to contract, implying smaller household sizes and a potential renter pool shift toward smaller-unit demand—relevant for assets with compact floor plans. Rising median incomes in the 3-mile area further support rent collections and upsell potential, though careful positioning will be key given affordability dynamics.
Safety metrics for the neighborhood are weaker than the metro average, with a crime rank near the lower end (601 out of 621 San Diego–Chula Vista–Carlsbad neighborhoods). Nationally, the area sits in lower percentiles for both property and violent offenses, indicating comparatively higher incident rates than many neighborhoods across the country.
For underwriting, this suggests emphasizing security measures, lighting, and resident engagement to support perception and retention. Monitor trendlines; any improvement from a low national baseline can help leasing and renewal performance, while deterioration would heighten operational focus and risk management needs.
Proximity to regional employers offers commute convenience that can support leasing and retention. Notable nearby employment centers include energy, defense/aerospace, life sciences, and technology—each contributing to a diversified renter base.
- Sempra Energy — energy infrastructure (12.2 miles)
- Sempra Energy — energy infrastructure (12.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (18.9 miles)
- Celgene Corporation — life sciences (24.4 miles)
- Qualcomm — telecommunications & semiconductors (24.9 miles) — HQ
139 Alverson Rd offers an investor profile oriented to durable renter demand: a high neighborhood renter concentration, occupancy above national averages, and amenity access that supports day-to-day convenience. Elevated ownership costs in the area tend to reinforce reliance on multifamily housing, which can aid pricing power for well-positioned assets. The 1973 vintage is older than nearby stock, creating a straightforward value-add path through renovations and systems upgrades.
Based on CRE market data from WDSuite, investors should underwrite steady demand but pair it with disciplined lease management given local affordability pressure and safety metrics that trail metro norms. Forward 3-mile demographics indicate more households even as population is expected to contract, pointing to smaller household sizes and potential demand for efficient floor plans. Execution that focuses on modernization, operating efficiency, and targeted resident services can help balance these dynamics.
- Strong renter concentration and occupancy support income durability
- Older 1973 vintage enables value-add and capex-driven upside
- Amenity density and regional employers bolster tenant demand
- Elevated ownership costs favor multifamily positioning and pricing power
- Risks: affordability pressure, lower safety and school ratings require focused operations