| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 45th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2395 E Beyer Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1988 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $1,130,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
2395 E Beyer Blvd San Ysidro Multifamily Investment
This 24-unit property built in 1988 offers value-add potential in a neighborhood with above-average rent growth and strong household income expansion according to CRE market data from WDSuite.
San Ysidro presents a suburban rental market with median household income of $124,945 in the immediate neighborhood, ranking in the 87th percentile nationally. The property, constructed in 1988, offers renovation upside potential given the area's newer average construction year of 2011, which ranks in the top 4% among the 621 metro neighborhoods. Rent growth has been substantial, with median contract rents increasing 55.5% over five years to $2,349, supporting pricing power for well-positioned properties.
Demographic data aggregated within a 3-mile radius shows a stable renter base with 45% of housing units occupied by renters. The area maintains a 93.1% occupancy rate, though this sits near the metro median. Household income growth of 29.4% over five years outpaces regional trends, while forecasts suggest continued income expansion through 2028, supporting tenant retention and lease renewals.
The neighborhood ranks competitively for housing fundamentals, placing in the 78th percentile nationally. However, amenity access is limited, with no parks or pharmacies per square mile and minimal childcare options. Restaurant and grocery access provides basic tenant conveniences, though investors should consider proximity to employment centers for commute appeal.
Safety metrics present mixed signals requiring careful due diligence. Property crime rates rank near the bottom among San Diego metro neighborhoods (615th of 621), though recent trends show a modest -0.5% improvement year-over-year. Violent crime rates also rank poorly (571st of 621 neighborhoods), with concerning increases of 83% over the past year.
These crime statistics place the neighborhood in the bottom quartile nationally for safety, which investors should factor into tenant screening, property management protocols, and insurance considerations. The trend data suggests volatility that warrants ongoing monitoring and potential security enhancements to protect asset value and tenant retention.
The San Diego metro provides access to major corporate employers within commuting distance, supporting workforce housing demand for the property.
- Sempra Energy — utilities (12.7 miles)
- Sempra Energy — utilities headquarters (13.4 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (19.2 miles)
- Qualcomm — technology headquarters (25.2 miles) — HQ
- Celgene Corporation — biotechnology (24.8 miles)
This 24-unit property built in 1988 offers value-add renovation potential in a market experiencing strong rent growth and income expansion. The neighborhood's 55.5% rent increase over five years significantly outpaces typical multifamily market research benchmarks, while median household incomes have grown 29.4% to $124,945. The property's 1988 vintage provides renovation upside compared to the area's 2011 average construction year, allowing investors to capture modernization premiums through strategic capital improvements.
Demographics within a 3-mile radius support long-term rental demand, with household growth of 7.3% over five years and projected income increases through 2028. The 45% renter share of housing units provides a stable tenant pool, while the neighborhood's 93.1% occupancy rate offers absorption stability for renovated units. However, investors must weigh safety concerns and limited amenities against the area's strong income fundamentals and proximity to major San Diego employers.
- Value-add potential with 1988 construction in modernizing neighborhood
- Strong rent growth trajectory with 55.5% increase over five years
- Above-average household incomes supporting rental pricing power
- Access to major San Diego employment centers within 25 miles
- Risk considerations include elevated crime rates and limited neighborhood amenities