| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 32nd | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4250 Beyer Blvd, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1987 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4250 Beyer Blvd San Ysidro Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with occupancy near 99% at the neighborhood level and roughly half of units renter-occupied, according to WDSuite s CRE market data. These are neighborhood metrics, not property performance, but they suggest stable leasing conditions for well-positioned assets.
The property sits in San Ysidro s Urban Core, where neighborhood occupancy trends rank in the top decile nationally and above the metro median, signaling steady leasing conditions for multifamily. Grocery and pharmacy access is competitive among San Diego neighborhoods (high national percentiles), while cafes are abundant; parks and full-service restaurants are thinner locally. These are neighborhood-level indicators, not property-specific amenities.
The building s 1987 vintage is slightly newer than the area s average construction year (1980). For investors, that positioning can reduce near-term competitive pressure versus older stock, while still warranting capital planning for systems and common-area upgrades to support rentability.
Within a 3-mile radius, demographics show a modest population increase over the past five years with a larger gain in households, indicating smaller household sizes and a broader addressable tenant base. Forward-looking estimates point to continued household growth alongside higher median incomes, which supports effective demand for rental units and lease retention. Median contract rents in the area have risen over five years and are projected to continue increasing, per commercial real estate analysis from WDSuite, suggesting sustained pricing power for well-maintained properties.
Ownership remains a high-cost option locally, with elevated home values and a high value-to-income ratio (top national percentiles). This tends to reinforce reliance on multifamily housing and can support occupancy stability. At the same time, a high rent-to-income ratio at the neighborhood level indicates affordability pressure; proactive lease management and amenity-value alignment may be important for retention. Average school ratings trail national norms, which could influence family-oriented tenant segments but does not preclude workforce demand given the area s access to jobs and services.
Neighborhood safety indicators are mixed compared with both the metro and the nation. Overall crime ranks below the metro median among 621 San Diego Chula Vista Carlsbad neighborhoods and sits in the lower national percentiles, indicating comparatively higher reported incidents than many areas nationwide. Property offenses are elevated relative to national benchmarks, while violent-offense rates are lower than property offenses and have trended slightly down year over year. These are neighborhood-level trends and can vary by block and over time.
For investors, this context suggests attention to security features, lighting, and resident engagement programs to support retention and asset performance, while monitoring evolving trends through local data.
Nearby employment anchors span energy, aerospace/defense, life sciences, technology, and food distribution, supporting a broad workforce renter base and commute convenience. Specifically, the area draws from Sempra Energy, L-3 Telemetry & RF Products, Celgene, Qualcomm, and Sysco.
- Sempra Energy energy utility offices (12.38 miles)
- L-3 Telemetry & RF Products defense & aerospace offices (18.96 miles)
- Celgene Corporation biopharma offices (24.54 miles)
- Qualcomm technology & R&D (24.96 miles) HQ
- Sysco food distribution (26.07 miles)
This 31-unit asset built in 1987 offers scale suited to professional management with potential to outperform older nearby stock through targeted renovations. Neighborhood occupancy is strong by national standards and renter concentration is substantial, indicating depth of tenant demand. Within a 3-mile radius, households have grown faster than population, and incomes are trending up, reinforcing the renter pool and supporting lease stability. Based on CRE market data from WDSuite, local homeownership costs are high relative to incomes, which can sustain reliance on rentals, though affordability pressure warrants disciplined lease and renewal strategies.
The investment case centers on stable renter demand, value-add upside tied to vintage, and diversified employment access. Risks to underwrite include neighborhood safety benchmarks that trail national averages, lower school ratings for family renters, and elevated rent-to-income ratios that call for careful pricing and retention planning.
- High neighborhood occupancy and solid renter concentration support leasing stability
- 1987 vintage offers value-add potential versus older local stock
- 3-mile household growth and rising incomes expand the tenant base
- Proximity to diversified employers underpins workforce housing demand
- Risks: below-median neighborhood safety, lower school ratings, and affordability pressure require active asset and lease management