| 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 | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
601 Blackshaw Ln San Ysidro Multifamily Opportunity
Neighborhood renter demand is deep and occupancy has held in the mid-90s, according to WDSuite’s CRE market data, supporting stable operations for an institutional-scale asset in San Diego County.
Located in San Ysidro’s Urban Core, the neighborhood carries a B- rating and ranks 352 out of 621 metro neighborhoods, placing it below the metro median yet competitive on several renter-demand fundamentals. Amenity access is a relative strength: café and restaurant density sit in the top quartile nationally, with grocery options also above the national median. Park access trends positively, while pharmacy availability is limited locally, which may influence daily convenience for residents.
For investors assessing tenant depth, the neighborhood’s share of renter-occupied housing units is high (ranked 50 of 621, top percentile locally), indicating a sizable renter base that can support leasing velocity and renewal capture. Neighborhood occupancy trends are above the national average (around the high-90s percentile nationally), reinforcing day-to-day stability even as the area sits only above the national median in overall performance.
Within a 3-mile radius, recent population change has been roughly flat, but household counts increased over the last five years and are projected to rise further as average household size declines. That shift translates into a larger pool of households competing for rental options and can support occupancy stability and absorption of renovated units.
Ownership remains a high-cost path in this part of San Diego County (home values trend well above national norms and value-to-income sits in a high national percentile), which generally sustains reliance on rental housing and supports pricing power for well-positioned multifamily assets. At the same time, rent-to-income ratios are elevated by national standards, suggesting affordability pressure that warrants disciplined lease management and renewal strategies.
School quality measures average lower than national norms, which some family renters may weigh against the area’s convenience and amenity access. Overall, the neighborhood’s combination of strong renter concentration, solid amenity density, and national-above occupancy provides a pragmatic backdrop for value-oriented execution.
Safety indicators in this neighborhood are weaker than both national averages and much of the San Diego metro. By national comparison, safety percentiles sit in the lower decile, indicating higher reported crime levels than most neighborhoods nationwide. Within the metro context, the area is among the lower-ranked neighborhoods out of 621, so investors should budget for appropriate security measures and resident communication.
Recent year-over-year trends show increases in both violent and property offenses, underscoring the importance of operational best practices such as lighting, access control, and partnership with local community resources. These conditions are neighborhood-level and not property-specific; underwriting should reflect comparable submarket assets with similar positioning and resident profiles.
Nearby employers span energy, aerospace/defense, biotechnology, and technology, providing a diversified employment base that supports renter demand and commute convenience for workforce tenants. The list below highlights notable corporate presences within commuting distance that can contribute to leasing stability.
- Sempra Energy — energy (11.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (18.7 miles)
- Celgene Corporation — biotechnology (24.2 miles)
- Qualcomm — technology (24.6 miles) — HQ
601 Blackshaw Ln is an 88-unit, 1988-vintage asset positioned in a renter-heavy San Ysidro neighborhood where occupancy trends are above national averages and amenity access is a relative strength. The 1988 construction provides a competitive baseline versus older stock, with potential value-add through targeted interior and systems upgrades to capture demand from a sizable renter base.
Households within a 3-mile radius have grown and are projected to expand further as household sizes shrink, supporting a larger tenant base and leasing durability. A high-cost ownership landscape in San Diego County reinforces reliance on multifamily housing, while a higher rent-to-income profile argues for attentive lease management. According to CRE market data from WDSuite, neighborhood occupancy remains solid against national benchmarks, supporting stable operations with prudent underwriting.
- Renter-heavy neighborhood and above-national occupancy support day-to-day stability
- 1988 vintage offers value-add potential via selective renovations and modernization
- Household growth within 3 miles and shrinking household size expand the tenant base
- High-cost ownership market underpins multifamily demand and pricing power
- Risks: weaker safety metrics and elevated rent-to-income require disciplined operations