| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Poor |
| Demographics | 93rd | Best |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 833 S Cedros Ave, Solana Beach, CA, 92075, US |
| Region / Metro | Solana Beach |
| Year of Construction | 1973 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | $2,614,000 |
| Buyer | GOSSELIN MARK STEVEN |
| Seller | LINCOLN PROPERTIES DEL MAR VIEWS LTD |
833 S Cedros Ave Solana Beach Multifamily Opportunity
Coastal neighborhood fundamentals—strong schools, dense dining, and a high-cost ownership market—support stable renter demand, according to WDSuite’s CRE market data. The area’s premium home values and lifestyle amenities suggest durable leasing potential for well-positioned units.
Solana Beach’s neighborhood surrounding 833 S Cedros Ave rates A and ranks 38 out of 621 metro neighborhoods, placing it in the top quartile among San Diego neighborhoods. Amenity access is a clear strength: restaurants and cafes rank within the metro’s top tier, and park access ranks among the best locally and high nationally—factors that tend to bolster renter appeal and retention based on multifamily property research from WDSuite.
Schools are a standout. The neighborhood’s average school rating sits at the top of the metro (1 of 621) and at the top percentile nationally. For investors, high-performing schools can help sustain family-oriented renter demand and support longer tenancy, particularly for smaller properties with a stable local tenant base.
The ownership landscape skews expensive (home values benchmark near the top nationally), which reinforces reliance on multifamily housing for many households. Median household incomes rank high nationally, yet a rent-to-income ratio near one-third indicates some affordability pressure—pointing to prudent lease management and renewal strategies rather than aggressive pricing. Grocery options within the immediate neighborhood are limited, so residents often depend on nearby nodes for daily needs; this can modestly influence convenience perceptions but is typically offset by walkable dining, parks, and services.
Within a 3-mile radius, renter-occupied units account for roughly one-third of housing stock, providing a meaningful tenant base while still reflecting a predominantly owner-occupied area. Forecasts show increases in households and population by the middle of the decade, implying a larger renter pool and smaller average household sizes—both supportive of occupancy stability for well-amenitized, efficiently sized units.
Safety trends are mixed but improving. Relative to neighborhoods nationwide, the area sits below the national average for safety (violent and property offense percentiles are on the lower end), yet recent year-over-year declines in both violent and property offense rates indicate a positive direction. Compared with the San Diego metro, the neighborhood’s crime rank is 215 out of 621, which is below the metro median but competitive for a high-amenity coastal district.
For investors, the takeaway is to underwrite typical coastal mixed-use dynamics—active public spaces and visitor traffic—while noting the recent downward trend in reported offenses. Monitoring building-level controls and lighting, plus coordinating with local community programs, can help support resident comfort and retention over the hold period.
Proximity to North County and UTC employment anchors supports commuter convenience and a steady renter pipeline. Nearby employers include Qualcomm, Celgene Corporation, NRG Energy, Sysco, and Sempra Energy, which collectively span tech, life sciences, energy, and logistics.
- Qualcomm — wireless & semiconductors (6.8 miles)
- Celgene Corporation — biotech (7.4 miles)
- NRG Energy — energy (10.4 miles)
- Sysco — food distribution (12.9 miles)
- Sempra Energy — utilities (19.0 miles) — HQ
Built in 1973 with 52 units averaging 427 square feet, the property skews smaller-format—well suited to a coastal market where elevated ownership costs sustain renter reliance on apartments. Based on CRE market data from WDSuite, the neighborhood scores in the metro’s top quartile for overall livability, with standout school quality, dense dining and parks, and high household incomes. These factors, alongside premium for-sale housing, typically support steady leasing and renewal prospects for well-maintained assets.
Within a 3-mile radius, forecasts point to growth in households and population over the next five years and a decrease in average household size—signals that can expand the tenant base for efficient units. The 1973 vintage suggests potential value-add through building systems upgrades, interior modernization, and common-area enhancements to compete against newer stock while managing operating risk. Investors should also account for moderate affordability pressure and below-metro-average safety rankings, balanced by recent crime-rate declines and strong employment access.
- Top-quartile neighborhood fundamentals in San Diego support durable renter demand
- High-cost ownership market underpins apartment retention and pricing discipline
- Forecast household growth within 3 miles expands the local renter pool
- 1973 vintage offers value-add potential via renovations and systems upgrades
- Risks: below-metro-average safety metrics and some affordability pressure; offset by improving trends and strong employer access