| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 65th | Good |
| Amenities | 96th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4181 Idaho St, San Diego, CA, 92104, US |
| Region / Metro | San Diego |
| Year of Construction | 1973 |
| Units | 23 |
| Transaction Date | 1998-12-29 |
| Transaction Price | $900,000 |
| Buyer | HENELY DONALD R |
| Seller | LUNDBERG BRITT M |
4181 Idaho St, San Diego — 23-Unit Value-Add Multifamily
Neighborhood fundamentals point to durable renter demand and mid-90s occupancy at the area level, according to WDSuite’s CRE market data, supporting a practical hold-or-renovate strategy for a 1973 asset.
This Urban Core location in San Diego balances lifestyle amenities with a deep renter base. Amenity density ranks among the metro’s leaders (restaurants, groceries, parks, and pharmacies land in high national percentiles), which helps support leasing velocity and day-to-day livability for tenants. Median home values sit on the higher end locally, indicating a high-cost ownership market that tends to sustain multifamily demand and pricing power over time.
The area’s renter concentration is high, with roughly four-fifths of housing units renter-occupied at the neighborhood level. For investors, that translates to a broad tenant pool and diversified demand across unit types. Neighborhood occupancy is in the mid-90s, which has historically supported steady renewals and limited downtime, though operators should still manage turns and concessions strategically in softer leasing windows.
Within a 3-mile radius, population is stable and households have been expanding, with projections indicating further increases alongside smaller average household sizes. This trend typically enlarges the tenant base and supports occupancy stability, particularly for well-managed mid-size assets like this 23-unit property. Income distribution in the 3-mile area skews toward middle-to-upper incomes, aligning with the neighborhood’s higher rent benchmark while still keeping rent-to-income ratios near levels that support retention-focused leasing.
Vintage is a consideration: the neighborhood’s average construction year is 1982, while the subject was built in 1973. The older vintage can be a positive for value-add, positioning renovations (systems, common areas, and in-unit finishes) to capture amenity-driven premiums versus older stock and to remain competitive against newer comparables.
Safety indicators for the neighborhood sit below stronger national benchmarks (national percentiles for both violent and property offenses are low compared with neighborhoods nationwide). Investors should underwrite prudent on-site measures such as lighting, access control, and resident engagement, and review recent trendlines and block-level patterns during diligence.
Within the San Diego metro (621 neighborhoods), comparative rankings place the area among less competitive cohorts on safety rather than top-tier performers. Treating safety as an operating consideration helps set expectations for management attention, insurance, and security budgets while the location’s amenity access and renter demand remain core strengths.
Nearby employers span energy, defense/aerospace, biotech, telecommunications, and foodservice distribution — a diversified base that supports commuter convenience and underpins multifamily renter demand in the submarket.
- Sempra Energy — energy (2.95 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (4.75 miles)
- Celgene Corporation — biotech (10.14 miles)
- Qualcomm — telecommunications (10.53 miles) — HQ
- Sysco — foodservice distribution (13.47 miles)
4181 Idaho St offers a 23-unit footprint in a high-amenity Urban Core pocket where renter-occupied housing is the dominant tenure and neighborhood occupancy sits in the mid-90s. According to CRE market data from WDSuite, the area’s elevated home values and strong amenity access reinforce sustained rental demand, giving operators room to focus on renewals and calibrated rent growth rather than heavy concessions.
Built in 1973, the asset is older than the neighborhood average, which positions it for targeted value-add: modernization of interiors, common areas, and building systems to capture rent premiums and manage long-term capex. Within a 3-mile radius, rising household counts and smaller average household sizes point to a larger renter pool over time, supporting occupancy stability for well-run, mid-sized multifamily properties.
- Dense amenities and high-cost ownership market support durable rental demand
- High renter concentration provides a broad tenant base for a 23-unit asset
- 1973 vintage enables value-add through systems and finish upgrades
- Operating risk: below-strong national safety benchmarks require attentive on-site management