| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 32nd | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 279 Padua Hills Pl, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 2000 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
279 Padua Hills Pl San Ysidro Multifamily Investment
Neighborhood fundamentals point to resilient renter demand and high occupancy, according to WDSuite’s CRE market data, with the area’s majority renter-occupied housing supporting leasing stability. Affordability management remains important as the submarket competes on value relative to elevated ownership costs.
Livability is anchored by daily-needs access: neighborhood data indicate strong coverage of pharmacies and groceries, while immediate park and sit-down restaurant options are more limited. For investors, this mix tends to support convenience-driven tenancy, with fewer lifestyle anchors inside the neighborhood but broader choices within the San Diego metro.
Occupancy in the neighborhood is in the top quartile among 621 metro neighborhoods and above national norms, signaling durable lease-up and retention potential for multifamily. The share of housing units that are renter-occupied is higher than most neighborhoods nationally, indicating a deep tenant base and consistent demand for professionally managed units.
Within a 3-mile radius, population has been broadly stable in recent years while household counts have increased, pointing to smaller household sizes and a larger pool of renting households. Forward-looking neighborhood data similarly show the possibility of fewer residents but more households through the next cycle, which can sustain occupancy even as unit sizes and household composition evolve.
Home values are elevated relative to local incomes (a high value-to-income ratio, top percentile nationally), which reinforces renter reliance on multifamily housing. At the same time, rent-to-income ratios are on the higher side, flagging affordability pressure that operators should monitor for renewal risk and pricing power. Average school ratings in the neighborhood are below national norms, which may influence tenant mix in family-oriented segments but does not preclude steady demand from workforce renters. The property’s 2000 construction year is newer than the neighborhood average vintage (1980), supporting competitive positioning versus older stock while warranting targeted system updates and cosmetic refreshes as part of a value-add plan.
Safety indicators for the neighborhood track below the metro median among 621 neighborhoods and fall into the lower quartile nationally, suggesting investors should underwrite prudent security, lighting, and community management. Recent trends are mixed: violent incident rates are roughly flat year over year, while property-related incidents have risen, reinforcing the case for preventative measures and resident engagement. Comparisons are at the neighborhood level and may not reflect conditions on any specific block.
The area draws from a diversified employment base that supports workforce housing demand and practical commute times to key nodes, including energy infrastructure, defense/aerospace, biotech, and technology employers listed below.
- Sempra Energy — energy infrastructure (12.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (18.8 miles)
- Celgene Corporation — biotechnology (24.4 miles)
- Qualcomm — wireless technology (24.8 miles) — HQ
This 60-unit asset constructed in 2000 benefits from strong neighborhood occupancy and a renter-heavy housing stock that supports leasing velocity and retention. Elevated ownership costs in the metro underpin renter demand, while the property’s relatively newer vintage versus the neighborhood average positions it competitively against older alternatives, with clear pathways for selective renovations and operational upgrades. According to CRE market data from WDSuite, neighborhood-level occupancy outperforms metro medians, and household growth within a 3-mile radius expands the tenant base even as household sizes trend smaller.
Key considerations include managing rent-to-income pressure to sustain renewals, monitoring neighborhood safety trends with appropriate on-site measures, and calibrating unit finishes and amenities to workforce preferences. Proximity to diversified employers across energy, defense/aerospace, biotech, and technology helps support steady renter demand through cycles.
- High neighborhood occupancy and majority renter-occupied housing support stable demand
- 2000 vintage offers competitive edge versus older stock with targeted value-add potential
- Elevated home values in the metro reinforce rental reliance and pricing resilience
- Diversified employer base within commuting range underpins tenant depth
- Risks: affordability pressure, below-median neighborhood safety, and execution on renovations