| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3774 Beyer Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 2011 |
| Units | 80 |
| Transaction Date | 2009-05-04 |
| Transaction Price | $5,600,000 |
| Buyer | VERBENA SAN YSIDRO LP |
| Seller | BANK OF AMERICA NA |
3774 Beyer Blvd, San Ysidro Multifamily Investment
Stabilized renter demand and a high renter-occupied housing share in the surrounding neighborhood support occupancy durability, according to WDSuite’s CRE market data. Newer 2011 construction relative to local stock adds competitive positioning for ongoing leasing.
The property sits in San Ysidro within the San Diego–Chula Vista–Carlsbad metro’s Urban Core. Neighborhood occupancy is above national norms, and the local renter-occupied share is high, indicating a deep tenant base for multifamily assets. Home values are elevated for the area, which tends to reinforce reliance on rental housing and can support pricing power when lease management is disciplined.
Relative to the metro’s 621 neighborhoods, amenity access is competitive, with strong food-and-beverage density (cafes and restaurants) and solid parks access, while pharmacy presence is limited. Average school ratings in the neighborhood are below national norms, an underwriting consideration for family-oriented demand.
Vintage matters: much of the surrounding housing stock averages from the mid-1980s, whereas this asset’s 2011 construction provides more modern systems and finishes versus older comparables. That positioning can help mitigate near-term capital needs while still leaving room for selective upgrades to drive rent premiums.
Demographics aggregated within a 3-mile radius show a broadly stable population with rising household counts and smaller average household sizes. This pattern suggests a steady or expanding renter pool for multifamily properties and supports leasing continuity, based on CRE market data from WDSuite.
Safety indicators in the immediate neighborhood trend weaker than national averages, with crime measures positioned in low national percentiles. Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood ranks near the bottom among 621 neighborhoods on crime metrics, signaling a more cautious underwriting posture for security measures and operating practices.
Investors typically account for this by emphasizing on-site management, lighting and access controls, and by aligning marketing to workforce renters seeking proximity to jobs and transit. Monitoring recent year-over-year movements remains prudent to track whether conditions are stabilizing or shifting.
Proximity to major employers across energy/utilities, aerospace/defense, biotech, and technology underpins workforce housing demand and supports retention for residents with metro-spanning commutes. The following nearby employers illustrate the accessible job base:
- Sempra Energy — energy & utilities offices (11.96 miles)
- Sempra Energy — energy & utilities (12.67 miles) — HQ
- L-3 Telemetry & RF Products — aerospace & defense (18.65 miles)
- Celgene Corporation — biotech (24.17 miles)
- Qualcomm — technology (24.61 miles) — HQ
3774 Beyer Blvd is an 80-unit, 2011-vintage community in an Urban Core neighborhood where renter-occupied housing is prevalent and neighborhood occupancy trends are above national norms. The 2011 construction is newer than surrounding stock, positioning the asset competitively versus older properties while allowing targeted upgrades to capture rent premiums and manage operating costs. Elevated ownership costs locally support sustained reliance on multifamily rentals, and neighborhood NOI per unit performance is competitive among national peers, according to CRE market data from WDSuite.
Underwriting should acknowledge softer school ratings and weaker safety metrics in the neighborhood, as well as rent-to-income pressure typical of higher-cost coastal markets. These factors can be mitigated through focused tenant profiling, amenity programming, and disciplined lease management to protect occupancy and cash flow resilience over the hold period.
- High renter-occupied share and above-average neighborhood occupancy support demand depth and leasing stability.
- 2011 construction offers competitive positioning versus older local stock with selective value-add potential.
- Elevated home values reinforce reliance on rentals, aiding retention and pricing power when managed carefully.
- Neighborhood NOI per unit indicates competitive income performance relative to national peers.
- Risks: weaker safety and school ratings, plus rent-to-income pressure, require proactive operations and tenant strategy.