| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 23rd | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4960 Auburn Dr, San Diego, CA, 92105, US |
| Region / Metro | San Diego |
| Year of Construction | 1986 |
| Units | 45 |
| Transaction Date | 2015-12-17 |
| Transaction Price | $6,940,000 |
| Buyer | KNOX JAMES D |
| Seller | VISTA INTERNATIONAL INC |
4960 Auburn Dr, San Diego Multifamily Investment
Neighborhood metrics point to a deep renter base and steady occupancy, according to WDSuite’s CRE market data, supporting consistent demand for a 1980s-vintage asset in San Diego’s urban core. Homeownership costs in the area remain elevated, which typically sustains reliance on rental housing.
Livability signals are mixed but supportive for workforce-oriented rentals. Grocery and dining access perform in the top decile nationally, while cafes and pharmacies are comparatively sparse. The neighborhood’s amenity rank is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (186 out of 621), indicating day-to-day convenience without relying on destination retail. Average school ratings trail metro norms, which may impact family-oriented leasing but is less critical for smaller-unit demand profiles.
For investors, the key demand driver is renter concentration: roughly two-thirds of housing units in the neighborhood are renter-occupied, signaling a large tenant pool and durable leasing velocity. Neighborhood occupancy is solid by national comparison, supporting income stability, though operators should expect typical San Diego seasonality rather than outsized performance.
Within a 3-mile radius, recent trends show a modest dip in population alongside an increase in households, pointing to smaller household sizes and a broader pool of renters by headcount. Forecasts indicate further household growth by 2028, expanding the tenant base and aiding lease-up and retention. Median contract rents sit above national norms, and rent-to-income levels suggest some affordability pressure, which calls for calibrated renewal strategies and amenity positioning.
Home values in the neighborhood are high relative to the nation (around the 90th percentile), reinforcing rental demand as ownership carries higher carrying costs. Vintage context is favorable: the neighborhood’s average construction year skews older (1970), while the subject’s 1986 vintage offers a competitive edge versus legacy stock, with potential value-add through targeted modernization of interiors and building systems.
Safety trends are mixed when benchmarked nationally. Overall, the neighborhood tracks below the national safety median, but recent year-over-year movement shows property offenses declining, while reported violent offenses increased. These figures are neighborhood-level indicators rather than property-specific, and investors should weigh them alongside on-site security, lighting, and management practices.
Compared to neighborhoods nationwide, current readings place the area in lower safety percentiles; however, the downward trend in property crime provides a constructive data point for risk management and loss-prevention planning. As always, underwriting should incorporate updated local reports and operating protocols to support resident retention and asset protection.
Proximity to established employers underpins renter demand and commute convenience for residents, notably in energy, defense/aerospace, life sciences, and technology. The following nearby corporate offices and headquarters help support leasing fundamentals in this submarket.
- Sempra Energy — energy/utilities (4.7 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (5.9 miles)
- Celgene Corporation — life sciences (12.0 miles)
- Qualcomm — technology (12.1 miles) — HQ
- Sysco — foodservice distribution (13.3 miles)
This 45-unit, mid-1980s property sits in a renter-heavy San Diego neighborhood with occupancy that is competitive nationally. Elevated local home values bolster renter reliance on multifamily housing, and amenity access is strong for daily needs. Based on CRE market data from WDSuite, the 1986 vintage positions the asset ahead of older neighborhood stock, with potential to capture rent premiums through selective renovations while maintaining practical operating costs.
Within a 3-mile radius, households have increased despite a modest population dip, and projections point to continued household growth through 2028—expanding the tenant base and supporting leasing stability. Affordability pressure is present, so asset plans that emphasize value-for-rent and renewal management can help sustain occupancy and reduce turnover.
- Renter-heavy neighborhood supports durable demand and occupancy stability.
- 1986 vintage is newer than local average, offering value-add upside versus older stock.
- High ownership costs reinforce multifamily reliance, aiding pricing power and retention.
- Strong proximity to energy, tech, defense, and life sciences employers supports leasing.
- Risk: below-median safety percentiles and renter affordability pressure require active operations and security planning.