| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 32nd | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5480 University Ave, San Diego, CA, 92105, US |
| Region / Metro | San Diego |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $1,175,000 |
| Buyer | BRIDGEPORT PROPERTIES LP |
| Seller | CONRAD PREBYS |
5480 University Ave San Diego Multifamily Investment
Neighborhood occupancy has been resilient with a deep base of renter-occupied units, supporting demand stability according to WDSuite’s CRE market data.
Positioned along the University Avenue corridor in San Diego’s Urban Core, the property benefits from a neighborhood rated B and ranked above the metro median (249 of 621 neighborhoods), indicating balanced fundamentals for workforce housing. The area’s renter-occupied share is high, which translates into a broader tenant pool and helps support leasing velocity during typical turnover cycles.
Day-to-day convenience is a strength: the neighborhood scores in high national percentiles for grocery, restaurant, and cafe density, signaling strong amenity access that supports retention and leasing. Pharmacy options are thinner locally, which may require residents to rely on nearby districts for certain services. Average school ratings trend below national norms, something to consider for family-oriented unit mixes and marketing strategies.
Neighborhood occupancy sits modestly above the national midpoint, and the combination of elevated home values and a high value-to-income ratio in the area points to a high-cost ownership market that tends to sustain multifamily demand and lease retention. The property’s 1986 vintage is somewhat newer than the neighborhood average (1981), offering a relative edge versus older stock while still warranting targeted modernization and systems upgrades to remain competitive.
Within a 3-mile radius, recent demographic patterns show a slight contraction in population but an increase in total households and smaller average household sizes—signals that can enlarge the renter pool and support occupancy. Looking ahead to 2028, forecasts point to growth in households and incomes, which should underpin effective rent positioning and steady demand, based on WDSuite’s multifamily property research.
Safety conditions are comparatively weaker than many parts of the metro. The neighborhood’s crime ranking is toward the bottom of the San Diego–Chula Vista–Carlsbad metro (610 out of 621 neighborhoods), and national comparisons place local violent and property offense rates among the lower percentiles, indicating a higher incidence relative to neighborhoods nationwide.
For underwriting and operations, investors often plan for enhanced on-site management, access control, and lighting, and may underwrite security-related expenses and screening more conservatively. Recent year-over-year changes indicate increases in both property and violent offense rates, so monitoring trend direction and partnering with experienced property management remains prudent.
Proximity to major employers supports workforce housing demand and commute convenience, with energy, defense/aerospace, biotech, and technology anchors within a roughly 5–13 mile radius.
- Sempra Energy — energy/utilities (5.4 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (6.1 miles)
- Celgene Corporation — biotech/pharma (12.2 miles)
- Qualcomm — technology R&D (12.3 miles) — HQ
- Sysco — foodservice distribution (13.1 miles)
5480 University Ave offers durable renter demand drivers: a renter-heavy neighborhood, amenity-rich surroundings, and occupancy that trends slightly above national norms. Elevated home values and a high value-to-income ratio reinforce reliance on rental housing, providing a broader tenant base and supporting pricing power relative to older competitive stock. The 1986 vintage is somewhat newer than the neighborhood average, which can reduce near-term competitive pressure, while selective modernization and unit refreshes can capture additional yield.
Within a 3-mile radius, households have increased even as average household size declined, expanding the renter pool; forward-looking projections indicate additional household and income growth that can support rent positioning and retention. According to commercial real estate analysis from WDSuite, neighborhood income performance (NOI per unit) trends above the national midpoint, consistent with stable leasing and strong amenity access near the Urban Core. Key risks include below-average school ratings and comparatively weak safety metrics, which argue for robust property management, security, and targeted marketing to workforce renters.
- Renter-heavy neighborhood and steady occupancy support demand resilience
- Amenity-rich Urban Core location aids retention and leasing velocity
- 1986 vintage offers relative competitiveness with targeted value-add upside
- High-cost ownership environment reinforces multifamily reliance and pricing power
- Risks: below-average school ratings and comparatively weak safety metrics require active management