| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 241 Willow Rd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1988 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
241 Willow Rd, San Ysidro CA Multifamily Investment
Neighborhood occupancy has held in a resilient range with strong renter concentration, pointing to steady tenant demand, according to WDSuite’s CRE market data. For investors, this location offers workforce-centric dynamics with pricing supported by an Urban Core setting.
Neighborhood dynamics and livability
The property sits in an Urban Core pocket of the San Diego-Chula Vista-Carlsbad metro with a B- neighborhood rating. Neighborhood occupancy is 94.5% (for the neighborhood, not the property), placing performance above many U.S. areas and indicating stable leasing conditions, based on CRE market data from WDSuite.
Renter-occupied housing accounts for a high share of neighborhood units (71.5%), which signals a deep tenant base for multifamily and supports demand durability through cycles. Compared with metro peers (621 neighborhoods), this area is competitive for amenities: restaurants and cafes rank in the stronger band (nationally around the top decile for cafes and strong for restaurants), and parks and groceries are also above national averages. A noted gap is pharmacies, which are limited locally; investors should factor this into resident convenience and service mix assumptions.
Construction vintage in the neighborhood averages 1986. With a 1988 delivery, the subject asset is slightly newer than local norms, which can reduce near-term obsolescence risk; however, systems and finishes may still benefit from targeted modernization to sharpen competitiveness and support rent trade-outs.
Within a 3-mile radius, demographics show recent population stability with an increase in total households and smaller average household size over time. Household counts are projected to grow further even as population is expected to contract modestly, implying more, smaller households entering the renter pool — a setup that can support occupancy stability and retention for well-managed multifamily assets.
Relative to national CRE benchmarks, the neighborhood ranks above metro median on housing fundamentals and sits in the top quartile nationally for several amenity measures. School ratings trend lower locally, which can influence unit mix performance for family-oriented product; operators may emphasize value, maintenance responsiveness, and transit access to offset this factor.
Safety context
Neighborhood safety indicators track below national averages. By national comparison, overall safety sits in a lower percentile band, and both property and violent offense rates are elevated versus many U.S. neighborhoods. Among 621 metro neighborhoods, the area trends below the metro median on safety, indicating investors should underwrite active security measures and community engagement.
Recent trend signals point to a near-term uptick in reported offenses. For underwriting, assume prudent operating practices: lighting and visibility improvements, access control, and coordination with local resources. Frame expectations comparatively (neighborhood vs. metro) rather than at the block level, and monitor trajectory as part of ongoing asset management.
The broader employment base is anchored by regional energy, defense, biotech, and technology employers within commuting range, supporting workforce housing demand and lease retention for nearby multifamily.
- Sempra Energy — energy (13.8 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (19.7 miles)
- Celgene Corporation — biotech (25.3 miles)
- Qualcomm — semiconductors (25.7 miles) — HQ
- Sysco — foodservice distribution (26.8 miles)
Investment thesis
241 Willow Rd is a 65-unit, 1988-vintage asset positioned in an Urban Core neighborhood where renter-occupied housing is a dominant share of units and neighborhood occupancy remains solid. According to CRE market data from WDSuite, local amenities outperform national norms in dining, cafes, parks, and groceries, which supports day-to-day livability and leasing momentum. The 1988 vintage is slightly newer than the neighborhood average, suggesting manageable capital planning with potential value-add opportunities in interiors and building systems to enhance competitive positioning.
Within a 3-mile radius, household counts have increased and are projected to expand further even as average household size trends down, creating a larger, diversified renter pool over time. At the same time, ownership costs in the area are elevated relative to incomes, which tends to sustain reliance on rental housing and can support pricing power for well-run properties. Key underwriting considerations include affordability pressure (higher rent-to-income ratios locally) and a safety profile that trends below metro and national benchmarks, both of which call for focused operations and resident retention strategies.
- Stable neighborhood occupancy and high renter concentration support demand durability
- Slightly newer 1988 vintage with value-add potential to drive competitiveness
- Amenity access (dining, cafes, parks, groceries) aligns with resident livability and leasing
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Risks: below-average safety metrics and affordability pressure require active management