| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4061 Beyer Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1985 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | $2,968,000 |
| Buyer | MOURITZEN GUNNAR TR NSJT MOURITZEN CAROL |
| Seller | --- |
4061 Beyer Blvd San Ysidro 64-Unit Multifamily
Neighborhood occupancy is solid and renter concentration is high, pointing to a durable tenant base in this urban core pocket, according to WDSuite’s CRE market data.
The surrounding neighborhood rates B- (ranked 352 of 621 within the San Diego–Chula Vista–Carlsbad metro), indicating balanced fundamentals with room for targeted improvements. Amenity access is competitive among San Diego neighborhoods (amenities rank 108 of 621), with restaurants and cafes testing above national averages, while grocery access is similarly favorable. A lack of nearby pharmacies shows up in the data and may be a convenience gap to consider for residents.
Renter-occupied housing is prevalent, with a renter concentration that sits near the high end nationally, supporting depth of demand for multifamily assets and potential leasing resilience. Neighborhood occupancy trends are also healthy relative to many U.S. neighborhoods, reinforcing a baseline for cash flow stability through cycles.
Within a 3-mile radius, households have grown even as average household size has edged lower, pointing to more, smaller households entering the market. That pattern typically broadens the renter pool and can support absorption for a variety of unit mixes. Median incomes have risen meaningfully over the past five years, and advertised rents have advanced from prior periods, suggesting the submarket has pricing power; investors should still manage rent-to-income levels to mitigate retention risk.
Ownership remains a high-cost proposition locally relative to incomes, which tends to sustain reliance on rental housing and can aid lease retention for well-managed communities. Average school ratings in the neighborhood trend below many metro peers, which may influence some family-oriented demand, but strong daily-life amenities and proximity to regional job centers can offset for a sizable share of renters.
Safety metrics trail metro and national benchmarks. The neighborhood sits toward the higher-crime end of the San Diego–Chula Vista–Carlsbad metro (crime rank 601 out of 621), and national positioning is also below average based on recent readings. Property and violent incident rates have shown near-term increases, so underwriting should account for security measures and potential operating expenses tied to safety.
Investors commonly address these factors with lighting, access control, and community engagement to support retention and protect common areas. Monitoring multi-year trends and block-level nuances during diligence is recommended to calibrate assumptions.
Regional employment anchors within commutable distance include energy utilities, defense & aerospace, life sciences, and technology—industries that support steady renter demand and reduce commute friction for residents.
- Sempra Energy — energy utilities (12.4 miles)
- Sempra Energy — energy utilities (13.1 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (19.0 miles)
- Celgene Corporation — life sciences (24.5 miles)
- Qualcomm — technology & wireless (25.0 miles) — HQ
Constructed in 1984, the asset is slightly older than the neighborhood average vintage, which points to practical value-add and capital planning opportunities around interiors, building systems, and curb appeal to sharpen competitive positioning. The 64-unit scale and average unit size around 871 sq. ft. provide flexibility for family-oriented and workforce renters.
Demand fundamentals are underpinned by a high share of renter-occupied units locally and neighborhood occupancy that sits above many U.S. areas; elevated for-sale housing costs further reinforce reliance on multifamily. Within a 3-mile radius, households are expanding even as average household size declines, expanding the renter pool and supporting lease-up and retention—though operators should manage affordability pressure as rent-to-income ratios run higher. Based on commercial real estate analysis from WDSuite, these dynamics suggest durable income potential with scope to create NOI through targeted improvements and disciplined operations.
- 1984 vintage offers clear renovation and systems-upgrade pathways for value creation
- High renter-occupied share supports a deep tenant base and occupancy stability
- Household growth within 3 miles broadens demand while smaller household sizes favor multifamily
- Elevated ownership costs in the area help sustain rental demand and pricing power
- Risks: below-average safety metrics and higher rent-to-income ratios require proactive leasing and security strategies