| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 65th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4006 Louisiana St, San Diego, CA, 92104, US |
| Region / Metro | San Diego |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2002-03-04 |
| Transaction Price | $1,850,000 |
| Buyer | ERENEA DOMINADOR LANDAS |
| Seller | LOUISIANA PURCHASE LLC |
4006 Louisiana St San Diego Multifamily Investment
Amenity-rich Urban Core location with a high neighborhood renter concentration supports durable leasing, while occupancy trends sit mid-pack for the metro, according to CRE market data from WDSuite. Positioned for steady demand with value-add potential tied to 1980s vintage.
Located in San Diego’s Urban Core, the neighborhood carries an A rating and is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 29 out of 621), per WDSuite. Amenity access is a clear strength, with restaurants and grocery options landing in the top quartile nationally, which helps underpin resident retention and supports multifamily absorption.
Neighborhood occupancy is measured at 94.3% and ranks 363 of 621 locally, indicating mid-pack stability rather than outperformance. The share of housing units that are renter-occupied is elevated (around 80%), signaling a deep tenant pool and resilient demand for smaller formats. Median contract rents in the area trend above national norms, reinforcing the importance of unit-quality and renewal management to sustain pricing power.
Amenities and daily needs: Restaurants, cafés, grocery stores, parks, pharmacies, and childcare density all benchmark high versus national peers (many in the 90th percentile or better), offering convenience that typically supports leasing velocity. School ratings in the immediate area are limited/mixed based on available data; family demand may rely more on proximity and commuting patterns than on school-driven decisions.
Demographics within a 3-mile radius: Recent population increased by about 2% over five years while households rose roughly 10%, and household sizes edged lower—an investor signal for a larger renter base and steady demand for smaller units. Looking ahead, forecasts point to additional population and household growth over the next five years, which should expand the tenant pool and help support occupancy stability.
Ownership costs and renter dynamics: Median home values in the neighborhood are elevated versus national benchmarks, and the value-to-income ratio also trends high. This is a high-cost ownership market, which typically sustains reliance on multifamily rentals and can aid retention, even as operators must manage rent-to-income levels to reduce turnover risk.
Safety indicators here trend below national norms: neighborhood safety ranks toward the lower end within the San Diego-Chula Vista-Carlsbad metro (ranked 594 out of 621), and national comparisons place the area in a lower percentile for safety. Year-over-year changes show increases in both violent and property offenses, so investors commonly account for this with appropriate security measures, insurance planning, and operating protocols.
Framing this comparatively helps contextualize risk: these are neighborhood-level metrics rather than property-specific conditions, and trends can vary block to block. Operators often find that professional management, lighting, access control, and resident screening can mitigate exposure and support leasing consistency.
Proximity to major employers anchors renter demand via short commutes and diversified industry exposure, including utilities, defense & aerospace, biotechnology, and telecommunications. The following nearby employers illustrate the employment base supporting workforce housing and lease retention.
- Sempra Energy — energy utility (2.5 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (5.0 miles)
- Celgene Corporation — biotechnology/pharma (10.2 miles)
- Qualcomm — telecommunications & semiconductors (10.6 miles) — HQ
- Sysco — food distribution (13.8 miles)
4006 Louisiana St is a 22-unit asset built in 1986, a slightly newer vintage than the neighborhood average. The era suggests competitive positioning versus older stock with potential to capture value through selective renovations and systems updates as needed. Neighborhood occupancy sits around the metro middle, while a high share of renter-occupied housing units indicates depth of demand. Elevated ownership costs and strong amenity access further support lease-up and retention. Based on CRE market data from WDSuite, the area’s renter base is reinforced by an amenity-rich Urban Core setting and household growth within a 3-mile radius, which together point to steady long-term demand.
Investor focus likely centers on light value-add execution, renewal management, and pricing discipline that acknowledges rent-to-income thresholds. Safety metrics run below metro and national norms and should be incorporated into underwriting via security, insurance, and contingency allowances; nonetheless, diversified nearby employment and high neighborhood renter concentration provide durable tailwinds.
- 1986 vintage offers relative competitiveness vs. older stock, with targeted renovation and systems planning upside.
- High neighborhood renter-occupied share indicates a deep tenant base supporting occupancy stability.
- Amenity-rich Urban Core location and diversified nearby employers underpin leasing velocity and retention.
- Elevated ownership costs bolster sustained rental demand and can support pricing power with prudent renewal strategy.
- Risks: below-average safety metrics and mid-pack neighborhood occupancy warrant security, insurance, and operational contingencies.