| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3655 Sunset Ln, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1998 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3655 Sunset Ln, San Ysidro Multifamily Investment
Neighborhood data points to stable renter demand and sustained occupancy, according to WDSuite’s CRE market data. Metrics referenced below describe the surrounding neighborhood, not the property, and indicate depth in renter households alongside a high-cost ownership market.
San Ysidro’s Urban Core setting offers everyday convenience and service density that supports leasing. The area’s overall amenity profile ranks competitively at 108 out of 621 metro neighborhoods (top quartile among 621), and several categories track in the top quartile nationally, including restaurants and cafes. Grocery access also scores well relative to national peers, while pharmacy options are limited.
For investors focused on tenant base depth, the share of housing units that are renter-occupied is high versus national norms (97th percentile), signaling a broad pool of prospective renters and potential support for occupancy stability. Neighborhood occupancy is above the national median (around the 68th percentile), suggesting comparatively steady leasing conditions through cycles rather than outsized volatility.
Within a 3-mile radius, population has been roughly flat over the past five years while the number of households increased, and projections indicate further household growth even as population is expected to contract. This points to smaller average household size and a larger number of households, a combination that can expand the renter pool and support absorption for well-positioned assets.
Home values in the neighborhood sit in a higher national percentile, and the value-to-income ratio is also elevated. In practice, this high-cost ownership market tends to reinforce reliance on rental housing, which can aid tenant retention and pricing power. At the same time, rent-to-income ratios are on the higher side locally, an affordability consideration for lease management and renewal strategies.
The property’s 1998 vintage is newer than the neighborhood’s average construction year (1986). That relative youth can enhance competitive positioning versus older stock, though investors should still plan for ongoing system updates and selective modernization to meet current renter expectations.
School ratings in the neighborhood are below average (around the 15th percentile nationally). While many renters prioritize commute and value considerations in this submarket, lower school performance may affect certain family-driven demand segments and should be weighed in unit mix and marketing plans.
Safety trends should be evaluated with care. The neighborhood’s crime rank sits near the bottom of the metro (601 out of 621), indicating higher reported crime relative to most San Diego–Chula Vista–Carlsbad neighborhoods. Nationally, safety percentiles are low, placing the area below many U.S. neighborhoods for both property and violent offenses.
For underwriting, this typically means emphasizing lighting, access control, and community standards, and calibrating marketing toward renters who prioritize proximity and value. Monitoring recent trend direction and block-level variation during diligence is prudent, as conditions can vary within small urban areas.
Regional employment is anchored by energy utilities, aerospace/defense electronics, biotech, and wireless technology, supporting a broad commuter renter base into San Diego’s job centers.
- Sempra Energy — energy utility (12.8 miles) — HQ
- L-3 Telemetry & RF Products — aerospace & defense electronics (18.8 miles)
- Celgene Corporation — biotechnology (24.3 miles)
- Qualcomm — wireless technology (24.8 miles) — HQ
- Sysco — food distribution (26.1 miles)
3655 Sunset Ln is a 29-unit, 1998-vintage asset positioned in an Urban Core neighborhood where renter household concentration is high and neighborhood occupancy trends run above the national median. The property’s relative vintage advantage versus the local average can help competitiveness against older stock, while targeted updates can further differentiate units.
Demand fundamentals are supported by strong amenities and a high-cost ownership landscape that sustains reliance on rentals; within a 3-mile radius, household counts have increased and are projected to rise further even as population is expected to edge down, indicating smaller households and a broader renter pool. According to CRE market data from WDSuite, these dynamics align with steady occupancy conditions in the neighborhood, though affordability pressures and safety perceptions warrant conservative lease and operations planning.
- High renter-occupied share and above-median neighborhood occupancy support leasing stability
- 1998 vintage offers relative competitiveness versus older local stock; selective modernization can add value
- Amenity-rich Urban Core location with access to major San Diego employment centers
- Ownership costs are high locally, reinforcing rental demand and retention potential
- Risks: lower neighborhood safety metrics and elevated rent-to-income ratios call for cautious underwriting and resident retention focus