| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 83rd | Best |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 855 Beech St, San Diego, CA, 92101, US |
| Region / Metro | San Diego |
| Year of Construction | 2002 |
| Units | 112 |
| Transaction Date | 2022-06-17 |
| Transaction Price | $118,500,000 |
| Buyer | 1471 EIGHTH AVENUE LLC |
| Seller | FC CORTEZ HILL ASSOCIATES LLC |
855 Beech St San Diego Multifamily Investment
Neighborhood renter demand and steady occupancy provide durable income fundamentals, according to CRE market data from WDSuite. The area’s elevated renter concentration supports leasing depth while ownership costs temper move-outs to for-sale options.
Rated A and ranked 74 out of 621 within the San Diego metro, the neighborhood is competitive among San Diego neighborhoods, offering a balanced mix of livability and investment fundamentals. Parks density sits in the top tier nationally, with strong access to cafes and restaurants, while childcare and pharmacies are limited in the immediate area—factors to consider for resident convenience.
At the neighborhood level, occupancy is stable and sits above the national midpoint. A higher share of housing units are renter-occupied (above the metro median), indicating a deeper tenant base and potential resilience in leasing. Median contract rents benchmark near the high end nationally, so operators should emphasize value and retention to manage affordability pressure.
Within a 3-mile radius, demographics point to renter pool expansion: recent population growth and an increase in households alongside shrinking average household size indicate more singles and couples entering the market. Forecasts through 2028 show continued population and household gains with rising incomes, supporting absorption and pricing power for well-positioned assets.
Home values rank high nationally and the value-to-income ratio is elevated, signaling a high-cost ownership market that tends to sustain reliance on multifamily housing. Average school ratings are around the metro middle, adequate for a downtown-oriented renter profile, though family-focused tenants may weigh the limited childcare options.
Safety indicators are mixed and should be underwritten with care. The neighborhood ranks 591 out of 621 within the San Diego metro for crime, which is below metro norms, and sits well below national safety percentiles. That said, recent data show property offenses trending modestly lower year over year, a constructive sign to monitor.
Investors should evaluate asset-level security measures, lighting, access controls, and partnership with local patrol resources. Comparative positioning versus nearby San Diego neighborhoods and ongoing trendlines matter more for underwriting than single-year snapshots.
Proximity to downtown employers underpins workforce renter demand and commute convenience, led by Sempra Energy, L-3 Telemetry & RF Products, Celgene, and Qualcomm.
- Sempra Energy — energy utility (0.38 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (7.16 miles)
- Celgene Corporation — biotech/pharma (11.78 miles)
- Qualcomm — semiconductor & wireless (12.39 miles) — HQ
Built in 2002, the asset is newer than much of the area’s housing stock, providing competitive positioning against older inventory while leaving room for selective modernization of systems and common areas. Based on CRE market data from WDSuite, the neighborhood shows steady occupancy and a renter-occupied housing share above the metro median—signals of durable leasing depth near downtown San Diego.
Within a 3-mile radius, recent population gains, strong household growth, and rising incomes point to an expanding tenant base. Elevated ownership costs in the area typically sustain multifamily reliance, supporting retention and pricing power; however, operators should balance this with rent-to-income management and attention to safety perceptions to protect lease velocity.
- 2002 vintage offers competitive positioning versus older stock with targeted value-add potential
- Stable neighborhood occupancy and elevated renter-occupied share support leasing durability
- 3-mile radius shows population and household growth with rising incomes, reinforcing demand
- High-cost ownership market tends to sustain multifamily demand and retention
- Risks: below-metro safety standings and limited nearby childcare/pharmacies call for proactive operations