| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 21st | Poor |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 Blackshaw Ln, San Ysidro, CA, 92173, US |
| Region / Metro | San Ysidro |
| Year of Construction | 1988 |
| Units | 87 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
601 Blackshaw Ln San Ysidro Multifamily Investment
This 87-unit property offers exposure to San Diego's border region rental dynamics, with neighborhood-level occupancy at 94.5% and strong renter concentration according to WDSuite's CRE market data.
San Ysidro operates as an urban core neighborhood within the San Diego metro, ranking 352nd among 621 metro neighborhoods with a B- overall rating. The area demonstrates strong rental demand fundamentals, with 71.5% of housing units occupied by renters—ranking in the 97th percentile nationally for rental concentration. Neighborhood-level occupancy holds at 94.5%, positioning above the 68th percentile nationally for occupancy stability.
Built in 1988, this property aligns with the neighborhood's average construction year of 1986, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The area's rental market shows median contract rents of $1,341 with 26.7% growth over five years, while demographic data within a 3-mile radius indicates household incomes averaging $96,795 with significant income growth of 78.1% over the past five years.
Amenity access supports tenant retention, with the neighborhood ranking in the 90th percentile nationally for restaurant density and 81st percentile for grocery store access. However, investors should note educational infrastructure challenges, as local schools average a 1.0 rating out of 5, ranking in the 15th percentile nationally. The area maintains moderate amenity access overall, ranking in the 70th percentile nationally, with strong childcare availability in the 75th percentile.
Forward-looking demographics within the 3-mile radius project household growth of 31.3% through 2028, with median household incomes forecast to reach $113,820—a 45.2% increase that could support rental demand and pricing power. The projected shift toward higher-income brackets, with households earning $100,000+ expected to represent 45.9% of the market by 2028, suggests strengthening fundamentals for multifamily operators.
Safety metrics present mixed signals that require careful consideration in investment analysis. The neighborhood ranks 601st out of 621 metro neighborhoods for overall crime, placing it in the 15th percentile nationally. Property offense rates reach approximately 5,716 incidents per 100,000 residents, with a 10.3% increase over the past year. Violent crime rates stand at 834 incidents per 100,000 residents, ranking in the 5th percentile nationally.
These safety indicators suggest potential impacts on tenant retention and lease-up velocity that investors should factor into operational planning and security considerations. The crime trends may influence insurance costs, property management strategies, and tenant screening protocols.
The San Ysidro area benefits from proximity to major San Diego employment centers, with several Fortune 500 companies and regional headquarters within commuting distance that support workforce housing demand.
- Sempra Energy — utility services (11.9 miles)
- Wells Fargo ATM — financial services (12.4 miles)
- Sempra Energy — utility services (12.6 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (18.7 miles)
- Qualcomm — technology (24.6 miles) — HQ
This San Ysidro property presents a value-add opportunity in a high-rental-demand submarket, with 94.5% neighborhood occupancy and 71.5% renter concentration ranking in the 97th percentile nationally. The 1988 construction year aligns with area averages, positioning the asset for potential renovation upside while benefiting from established rental dynamics. Demographic projections within a 3-mile radius show household growth of 31.3% through 2028, with median incomes forecast to increase 45.2% to $113,820, supporting rental demand expansion and potential pricing power improvements.
According to multifamily property research from WDSuite, the neighborhood's strong rental concentration and projected income growth create favorable conditions for multifamily operators, though investors must weigh these fundamentals against safety considerations that rank in the bottom quartile metro-wide. The property's average construction vintage presents capital improvement opportunities that could enhance competitive positioning within the submarket's rental inventory.
- High rental demand with 71.5% renter concentration ranking 97th percentile nationally
- Strong occupancy fundamentals at 94.5% neighborhood level
- Projected 31.3% household growth and 45.2% income increases through 2028
- Value-add potential with 1988 construction allowing renovation upside
- Risk consideration: Safety metrics rank bottom quartile metro-wide requiring operational planning