| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 220 W San Ysidro Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | $2,100,000 |
| Buyer | MONTECITO VENTURES LLC |
| Seller | ALEXANDER IV VENTURES LLC |
220 W San Ysidro Blvd Multifamily Investment, San Ysidro CA
Neighborhood occupancy trends remain in the mid-90s and renter concentration is high, supporting demand resilience according to WDSuite’s CRE market data.
Neighborhood
Located in San Ysidro’s Urban Core, the area carries a B- neighborhood rating and is competitive among San Diego-Chula Vista-Carlsbad neighborhoods for daily-life convenience. Restaurants and cafes are dense (top quartile nationally), and grocery and park access also trend above typical U.S. availability; pharmacy access is limited, which may modestly affect resident errand patterns.
For investors, the neighborhood’s share of renter-occupied housing units is high (measured at the neighborhood level), indicating a deep tenant base for a 50-unit asset. Neighborhood occupancy sits in the mid-90% range, signaling stable leasing conditions; while not at the top of the metro, it supports underwriting for steady absorption and manageable downtime between turns. School ratings track below national averages, which may shape unit-mix appeal toward workforce renters rather than families prioritizing school performance.
Within a 3-mile radius, households have expanded over the past five years and are projected to increase further even as average household size trends smaller. This pattern can broaden the renter pool for one- and two-bedroom product and support occupancy stability. Framed through commercial real estate analysis, a large renter base plus steady neighborhood occupancy provides balanced, middle-market demand drivers.
Home values sit in higher national percentiles and ownership costs are elevated relative to incomes, which tends to sustain reliance on multifamily rentals. At the same time, rent-to-income ratios around one-third imply affordability pressure; operators should emphasize renewal strategies and value-forward amenities to maintain pricing power without elevating turnover risk.
Safety
Relative to the San Diego-Chula Vista-Carlsbad metro’s 621 neighborhoods, this area ranks in the lower tier for crime (crime rank is near the bottom of the distribution), indicating safety conditions that are below the metro average. Nationally, indicators correspond to lower percentiles, placing the neighborhood below typical U.S. safety benchmarks.
Recent year-over-year data show increases in both property and violent offenses at the neighborhood level. Owners and managers commonly address these dynamics with lighting, access control, and community engagement measures, and should underwrite security operating practices consistent with urban submarkets.
Proximity to major employers anchors demand for workforce and middle-income renters, with utilities, defense/aerospace, biotech, and technology firms within commuting range.
- Sempra Energy — utilities (12.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (19.2 miles)
- Celgene Corporation — biotech/pharma (24.7 miles)
- Qualcomm — semiconductors & telecom (25.2 miles) — HQ
Why Invest
The property’s mid-1980s vintage and 50-unit scale align with value-add strategies that prioritize systems upgrades and cosmetic modernization while competing on location fundamentals. A high share of renter-occupied housing units at the neighborhood level, combined with neighborhood occupancy in the mid-90% range, supports consistent leasing and retention. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, while smaller projected household sizes within 3 miles point to ongoing depth for one- and two-bedroom product.
According to CRE market data from WDSuite, neighborhood-level income and rent dynamics suggest balanced pricing power with some affordability pressure, favoring disciplined renewal management over aggressive rent steps. The 1986 construction year offers clear value-add potential through targeted capex without competing head-to-head with new construction pricing.
- Stable neighborhood occupancy and deep renter base support leasing consistency
- Elevated ownership costs bolster multifamily demand and renewal opportunity
- 1986 vintage presents value-add upside via system updates and unit refreshes
- Manageable risk: below-average safety metrics and affordability pressure require proactive operations