| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 202 W San Ysidro Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1987 |
| Units | 91 |
| Transaction Date | 2021-08-26 |
| Transaction Price | $20,531,000 |
| Buyer | MF PANDA NR OWNER CA LP |
| Seller | 631 RANCHO LAS PALMAS LLC |
202 W San Ysidro Blvd Urban-Core Multifamily Investment
Neighborhood-level occupancy has held in the mid-90% range, pointing to stable renter demand near the property, according to WDSuite’s CRE market data. Figures reference the surrounding neighborhood, not the property, and suggest consistent leasing fundamentals for investors.
Situated in San Ysidro’s Urban Core, the property benefits from a renter-oriented neighborhood profile: an estimated 71.5% of housing units are renter-occupied, one of the higher shares nationally. For investors, that depth of renter-occupied stock supports a steady tenant pipeline and generally helps sustain occupancy across market cycles (metrics are neighborhood-level, not property-specific).
Daily-life amenities are reasonably accessible. The neighborhood scores well for restaurants and cafes (national percentiles around the 90th range) and shows solid grocery coverage (around the 80th percentile), though pharmacy access is limited. This mix typically supports resident convenience and retention, while the limited pharmacy presence is a practical consideration for livability.
Neighborhood occupancy trends are competitive nationally (upper-third percentile) and roughly middle-of-the-pack within the San Diego metro (ranked 348 of 621). Rents have trended higher over the last five years, and neighborhood net operating income per unit sits in a stronger national bracket, indicating feasible yield levels for comparable assets, based on CRE market data from WDSuite.
Within a 3-mile radius, households have grown while average household size has declined, expanding the count of households even as population growth has been modest. Forward-looking data shows households continuing to rise alongside higher incomes, which can enlarge the renter pool even if population levels soften — a dynamic that often underpins lease-up velocity and ongoing demand for rental housing.
Home values in the neighborhood are elevated relative to incomes (high national percentile for value-to-income ratio). In practice, a high-cost ownership market can reinforce reliance on multifamily rentals and support pricing power, though it also calls for attentive lease management where rent-to-income ratios signal affordability pressure.
School ratings in the neighborhood sit below national averages, which some renters may weigh in their decision-making. Investors should view this alongside the area’s amenity strengths and renter concentration when assessing leasing strategy and positioning.
Safety indicators for the neighborhood trend weaker than national norms. Overall crime benchmarks sit in lower national percentiles, and both property and violent offense estimates are toward the higher end compared with U.S. neighborhoods. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood ranks closer to the bottom of the 621-neighborhood set, indicating comparatively higher crime exposure locally.
Recent year-over-year estimates indicate crime has risen, particularly for violent offenses. Investors typically address this through security-focused capital planning, stronger on-site management practices, and resident engagement. These figures are neighborhood-level, not property-specific, and should be contextualized with current on-the-ground operations and trend monitoring.
Regional employment access is supported by nearby energy, defense/aerospace, biotech, and technology offices — specifically Sempra Energy, L-3 Telemetry & RF Products, Celgene Corporation, and Qualcomm. Proximity to these employers can bolster the local renter base and aid retention through commute convenience.
- Sempra Energy — energy (12.5 miles)
- Sempra Energy — energy (13.2 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (19.2 miles)
- Celgene Corporation — biotech (24.7 miles)
- Qualcomm — technology (25.2 miles) — HQ
The investment case centers on durable renter demand in an Urban Core setting with neighborhood occupancy trending in the mid-90% range and a nationally high renter concentration. Elevated ownership costs relative to incomes support sustained reliance on rental housing, while amenity access (strong for dining, cafes, and groceries) contributes to resident convenience and lease retention. According to CRE market data from WDSuite, neighborhood performance metrics sit in stronger national brackets for income and occupancy, aligning with stable cash flow potential for comparable assets.
Demographic trends within a 3-mile radius show increasing households and rising incomes alongside smaller household sizes, which can expand the renter pool even if population growth moderates. Near-term risks include below-average school ratings, affordability pressure signaled by rent-to-income ratios, and weaker safety indicators that may require enhanced management and security spend. Overall, the demand base and location fundamentals suggest steady leasing performance with thoughtful operations and capital planning.
- High renter-occupied share at the neighborhood level supports a deep tenant base and occupancy stability.
- Elevated ownership costs versus incomes reinforce rental demand and potential pricing power for well-positioned units.
- Household growth and rising incomes within 3 miles expand the prospective renter pool and support retention.
- Amenity access for dining, cafes, and groceries supports resident convenience and lease stability.
- Risks: below-average school ratings, elevated neighborhood crime, and rent-to-income pressures require active management and targeted capital.