| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 226 Sycamore Rd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1979 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | $1,400,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
226 Sycamore Rd San Ysidro Multifamily Investment
Neighborhood occupancy is solid and renter demand is deep, pointing to stable leasing and renewal potential, according to WDSuite’s CRE market data. With a high-cost ownership backdrop in San Diego County, this location supports consistent renter reliance on multifamily housing.
226 Sycamore Rd sits in an Urban Core pocket of San Ysidro that scores mid-pack overall within the San Diego–Chula Vista–Carlsbad metro (B- neighborhood rating; rank 352 out of 621 metro neighborhoods). For investors, the headline is demand depth: the share of housing units that are renter-occupied is high at the neighborhood level, reinforcing a large tenant base and supporting occupancy stability through cycles.
Daily-needs access is a relative strength. The neighborhood is competitive among metro peers for amenities (rank 108 of 621) with strong dining density (restaurants at the 90th percentile nationally) and solid grocery access (81st percentile). Cafés also over-index (93rd percentile). Park access trends favorable (78th percentile), though pharmacy presence is limited locally, which may factor into resident convenience and service mix planning.
Market fundamentals are supportive. Neighborhood occupancy trends are healthy (about the 68th percentile nationally), and typical contract rents sit above many U.S. locations while remaining below core coastal CBD levels. Elevated home values in the area and a high value-to-income ratio signal a high-cost ownership market, which tends to sustain renter demand and can aid pricing power, though lease management should account for rent-to-income pressure on renewals.
Asset vintage is 1979 versus a neighborhood average around the mid‑1980s. That tilt older than nearby stock suggests potential value‑add and targeted capital planning (exteriors, unit finishes, building systems) to sharpen competitive positioning and capture rent trade‑ups relative to newer comparables.
Demographic statistics are aggregated within a 3‑mile radius and indicate a modest increase in population over the past five years alongside a larger rise in household counts. Forward views show households continuing to expand even as population is projected to contract, implying smaller household sizes and a broader renter pool for right‑sized apartments, which can support occupancy and steady leasing velocity.
Safety conditions should be considered in underwriting. Relative to the metro, the neighborhood’s crime rank sits in the lower tier (rank 601 out of 621 metro neighborhoods), indicating higher reported crime than many San Diego–area neighborhoods. Nationally, safety percentiles are also on the lower end, so prudent security measures and resident engagement may be important for retention.
Recent year trend indicators show increases in both violent and property offenses at the neighborhood level. Investors often mitigate these factors with lighting, access control, and partnerships with local community resources, and should calibrate marketing and operating plans accordingly.
Employment access spans utilities, defense, life sciences, technology, and food distribution, supporting a diverse renter base and commute convenience for workforce residents. Nearby anchors include Sempra Energy, L‑3 Telemetry & RF Products, Celgene, Qualcomm, and Sysco.
- Sempra Energy — energy utilities (12.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (19.5 miles)
- Celgene Corporation — biotech (25.1 miles)
- Qualcomm — semiconductors & telecom (25.5 miles) — HQ
- Sysco — food distribution (26.7 miles)
This 39‑unit asset offers durable renter demand in a neighborhood with healthy occupancy and a high share of renter‑occupied housing units, supporting leasing stability and renewal prospects. The 1979 vintage is older than nearby stock, creating a clear path for value‑add initiatives to enhance rentability versus 1980s‑era comparables. Elevated ownership costs in San Diego County reinforce renter reliance on apartments; according to CRE market data from WDSuite, neighborhood occupancy sits above national medians while value‑to‑income ratios signal a high‑cost ownership market that underpins multifamily demand.
Within a 3‑mile radius, households have expanded in recent years and are projected to grow further even as population is expected to edge down, pointing to smaller household sizes and continued renter pool expansion for well‑located, right‑sized units. Investors should balance this demand backdrop with pragmatic risk controls around resident affordability (given higher rent‑to‑income ratios) and local safety considerations.
- Strong renter base and above‑median occupancy support stable leasing
- 1979 vintage presents targeted value‑add and systems modernization upside
- High-cost ownership context sustains multifamily demand and pricing power
- 3‑mile household growth and smaller household sizes broaden tenant pipeline
- Risks: local safety ranks below metro averages and affordability pressure may affect retention