| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 227 Cypress Dr, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1979 |
| Units | 31 |
| Transaction Date | 1999-08-02 |
| Transaction Price | $1,250,000 |
| Buyer | WALZ ROBERTO P |
| Seller | X & J REAL ESTATE LLC |
227 Cypress Dr San Ysidro Multifamily Investment
Neighborhood occupancy has held in the mid-90s with a high renter-occupied housing share, pointing to durable tenant demand, according to WDSuite’s CRE market data. Proximity to everyday amenities supports leasing, while investors should plan for value-add given the 1976 vintage.
Located in San Ysidro within the San Diego–Chula Vista–Carlsbad metro, the property sits in an Urban Core neighborhood rated B- that shows steady renter demand. Neighborhood occupancy is 94.5% (neighborhood-level, not property-specific), which supports baseline stability for multifamily assets, based on CRE market data from WDSuite.
Renter concentration is elevated at the neighborhood level, with 71.5% of housing units renter-occupied—indicating a deep tenant base for workforce-oriented apartments. Within a 3-mile radius, households have increased over the last five years while average household size has edged lower, expanding the pool of households competing for available rental units and supporting occupancy.
Livability drivers are mixed but generally supportive: restaurant and cafe density is strong relative to national norms, and parks access trends above the national median, while pharmacy access is limited. Average school ratings track below national medians; investors should underwrite demand primarily from working households rather than school-driven moves.
Home values in the neighborhood sit at a high-cost ownership level (nationally high percentile), which tends to sustain reliance on rental housing and can support pricing power. At the same time, the neighborhood rent-to-income ratio is elevated (0.33), signaling affordability pressure and a need for disciplined lease management to maintain retention.
The asset’s 1976 construction is older than the neighborhood’s average vintage (1986). That age profile suggests near- to medium-term capital planning opportunities, including common-area refreshes, systems upgrades, and unit renovations aimed at capturing value-add upside relative to older stock in the immediate area.
Safety indicators for the neighborhood trend below national averages, with both property and violent offense measures in lower national percentiles. This suggests investors should incorporate prudent security, lighting, and resident-experience strategies into underwriting and operations.
Compared with other neighborhoods across the San Diego–Chula Vista–Carlsbad metro (621 total), the area does not rank among the higher-performing sub-areas on crime metrics. A practical approach is to emphasize onsite management presence and partnerships with local resources, and to evaluate insurance and capex line items accordingly.
Regional employment nodes within commuting distance help support renter demand and leasing stability. Key corporate presences include energy/utilities, defense/aerospace, biotechnology, and wireless technology—providing a diversified white- and gray-collar employment base relevant to Class B multifamily renters.
- Sempra Energy — energy & utilities offices (12.5 miles)
- Sempra Energy — energy & utilities offices (13.2 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (19.1 miles)
- Celgene Corporation — biotechnology (24.7 miles)
- Qualcomm — wireless technology (25.1 miles) — HQ
The investment case centers on durable renter demand in a high renter-occupied neighborhood, steady neighborhood occupancy around the mid-90s, and value-add potential tied to a 1976 vintage. Within a 3-mile radius, households have grown while average household size declined, broadening the tenant base; incomes have also risen, supporting rent levels even as residents face some affordability pressure. According to commercial real estate analysis from WDSuite, ownership costs in the area are elevated versus national norms, which helps sustain reliance on multifamily housing.
Execution should balance rent growth targets with retention, given an elevated rent-to-income ratio at the neighborhood level. Forward-looking data show continued rent growth in the surrounding 3-mile area and rising incomes, though population is projected to edge down and the renter share could moderate—factors that argue for focused asset management, targeted renovations, and amenity calibration to maintain competitiveness.
- High neighborhood renter-occupied share supports a deep tenant base and leasing velocity
- Neighborhood occupancy around mid-90s underpins baseline stability for cash flow
- 1976 vintage offers value-add potential via unit and systems upgrades
- Elevated ownership costs reinforce multifamily demand relative to for-sale alternatives
- Risks: below-average safety metrics, affordability pressure (high rent-to-income), and a projected dip in population/renter share