| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 87th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4544 Winona Ave, San Diego, CA, 92115, US |
| Region / Metro | San Diego |
| Year of Construction | 1975 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | $1,450,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
4544 Winona Ave, San Diego Multifamily Opportunity
Inner-suburban San Diego location with high home values and strong household incomes supports durable renter demand, according to WDSuite’s CRE market data; the 1975 vintage points to clear value-add potential through modernization.
This inner suburban pocket of San Diego balances proximity to major job nodes with generally quieter residential streets. Amenity density within the immediate neighborhood ranks low among 621 metro neighborhoods, so residents typically rely on nearby districts for daily needs; investors should consider how on-site features and parking can offset limited walkable retail.
Property vintage matters here. The asset’s 1975 construction is newer than the neighborhood’s average 1960s building stock, which can enhance competitiveness versus older properties while still calling for targeted capital planning around systems, exteriors, and interiors to capture renovation-driven rent premiums.
On occupancy and rents, neighborhood occupancy trends sit below the metro median among San Diego neighborhoods, suggesting leasing and retention will benefit from active management and product differentiation. At the same time, the neighborhood’s median contract rent benchmarks near the top decile nationally, indicating pricing power for well-positioned units relative to older stock.
Within a 3-mile radius, demographics point to a large renter base and steady demand drivers: roughly 63% of housing units are renter-occupied, households have increased even as average household size edged lower, and incomes are rising. High home values in the immediate neighborhood and across San Diego reinforce reliance on multifamily housing, which can support occupancy stability and retention for renovated product.
Safety indicators for the neighborhood track below the metro average, with rankings in the lower half among 621 San Diego neighborhoods and national percentiles indicating comparatively higher incident rates than many U.S. neighborhoods. Recent trends are mixed: estimated property offenses show a modest year-over-year decline, while estimated violent offenses increased over the same period. Investors should underwrite for appropriate security measures, lighting, and resident screening, and compare these conditions to nearby San Diego submarkets.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in energy/utilities, defense electronics, life sciences, and technology. The following nearby employers anchor the area’s employment base referenced here.
- L-3 Telemetry & RF Products — defense & aerospace offices (5.1 miles)
- Sempra Energy — energy & utilities (5.2 miles) — HQ
- Celgene Corporation — life sciences (11.3 miles)
- Qualcomm — wireless & semiconductors (11.4 miles) — HQ
- Sysco — food distribution (12.4 miles)
4544 Winona Ave offers a mid-1970s, 31‑unit footprint in an inner-suburban San Diego location where elevated ownership costs and strong incomes sustain multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy trails the metro median, favoring operators who can differentiate via renovations and on-site experience. High neighborhood home values and rising 3‑mile household incomes point to durable renter reliance on multifamily housing, while a large renter pool supports leasing depth.
The 1975 vintage suggests actionable value‑add through modernization of interiors, common areas, and efficiency upgrades to compete against older 1960s stock. Amenity density is limited in the immediate neighborhood, so thoughtful on-site programming and parking can enhance retention. Investors should also underwrite for security and professional management given safety metrics that lag regional norms.
- High-cost ownership market and rising incomes reinforce rental demand and retention
- 1975 vintage enables clear renovation and operational upside versus older nearby stock
- Large 3-mile renter base supports leasing depth and occupancy stability
- Lower neighborhood occupancy vs. metro median rewards experienced asset management
- Risks: below-average safety metrics and limited walkable amenities require mitigation