| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 24th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1661 Oro Vista Rd, San Diego, CA, 92154, US |
| Region / Metro | San Diego |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | 2014-09-12 |
| Transaction Price | $14,677,000 |
| Buyer | KREUTZKAMP CHARLES FREDERICK |
| Seller | SB96 PARTNERS LP |
1661 Oro Vista Rd San Diego Multifamily Investment
Neighborhood occupancy is in the mid-90s, supporting income stability and lease-up resilience for a 48-unit asset, according to WDSuite’s CRE market data. Elevated ownership costs nearby further reinforce renter reliance on multifamily housing.
Situated in San Diego’s Urban Core, the neighborhood posts occupancy levels that are above most U.S. areas (top quartile nationally) and competitive among San Diego-Chula Vista-Carlsbad submarkets, per WDSuite. For investors, that points to steadier cash flow and fewer prolonged vacancies versus weaker submarkets. The area’s renter-occupied share is high at the neighborhood level, signaling a deeper tenant base and consistent multifamily demand.
Daily convenience is a relative strength: grocery access ranks among the top neighborhoods in the country (high national percentile), with parks and cafes also outperforming national norms. These amenities help retention and day-to-day livability even if some services, such as pharmacies, are sparse locally. Average school ratings trail national benchmarks, which can shape unit mix appeal and marketing toward workforce and adult households rather than family-driven demand.
Home values sit in the higher national percentiles, reflecting a high-cost ownership market that tends to sustain rental demand and support pricing power for well-maintained product. At the same time, rent-to-income metrics indicate affordability pressure relative to the nation, so careful renewal strategies and amenity-driven differentiation remain important to preserve occupancy.
Within a 3-mile radius, population has edged down over the past five years while household counts have increased, implying smaller household sizes and continued formation of renter households. Forward-looking estimates indicate further shifts toward more, smaller households, which can expand the renter pool and support occupancy stability even as population growth moderates. The property’s 1987 vintage is newer than the neighborhood average year built (late 1970s), enhancing competitive positioning versus older stock while still warranting planning for aging systems and targeted value-add.
Safety outcomes are below national averages, with crime measures falling into lower national percentiles compared to neighborhoods nationwide, according to WDSuite. Relative to the metro, the area performs below the median among 621 San Diego-Chula Vista-Carlsbad neighborhoods. For underwriting, this argues for focused security, lighting, and access-control measures to support retention and leasing.
Recent trends are mixed: property-related offenses have improved year over year, while violent-offense indicators show more volatility. Investors typically budget for operational measures and resident engagement to mitigate risk and sustain occupancy.
Proximity to major regional employers supports commuter convenience and a durable renter base, including energy infrastructure, defense/aerospace, biotech, communications, and food distribution employers listed below.
- Sempra Energy — energy infrastructure (11.7 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (18.0 miles)
- Celgene Corporation — biotech (23.4 miles)
- Qualcomm — communications technology (23.9 miles) — HQ
- Sysco — foodservice distribution (25.6 miles)
1661 Oro Vista Rd offers scale at 48 units with larger floor plans for the submarket, positioned in a neighborhood that maintains above-average occupancy and strong day-to-day amenity access. Elevated home values in the area support sustained renter demand, while a high neighborhood renter-occupied share deepens the tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends track above national norms, which supports income stability for well-operated assets.
The 1987 construction is newer than the neighborhood’s late-1970s average, giving the property competitive standing versus older stock and potential to capture rent premiums with targeted renovations. Within a 3-mile radius, households are increasing even as population growth moderates, indicating smaller household sizes and a broader renter pool that can support occupancy. Key underwriting considerations include affordability pressure relative to income levels, below-average school ratings, and safety metrics that trail national benchmarks—factors that can be managed through operational focus, resident experience, and value-add programming.
- Above-average neighborhood occupancy supports cash flow durability and leasing stability.
- High-cost ownership market reinforces multifamily demand and pricing power for maintained assets.
- 1987 vintage is newer than local averages, enabling targeted value-add to differentiate from older stock.
- Within 3 miles, rising household counts and smaller household sizes expand the renter pool and support occupancy.
- Risks: affordability pressure, below-average school ratings, and safety outcomes below national norms require proactive management.