| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 79th | Best |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7504 Gibraltar St, Carlsbad, CA, 92009, US |
| Region / Metro | Carlsbad |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2016-03-08 |
| Transaction Price | $9,350,000 |
| Buyer | BELLA LA COSTA LLC |
| Seller | PUR VILLAS CARLSBAD LLC |
7504 Gibraltar St Carlsbad Multifamily Investment
In an owner-leaning Carlsbad submarket with steady renter demand, neighborhood occupancy is high and household incomes are strong, according to WDSuite’s CRE market data. The 24-unit asset’s large floor plans position it for durable leasing in a high-cost ownership environment.
The property sits in an Inner Suburb pocket of Carlsbad rated B+ and competitive among San Diego–Chula Vista–Carlsbad neighborhoods (ranked 179 out of 621). Neighborhood occupancy is 97.3%, indicating tight conditions that have trended upward over the past five years, supporting pricing power and lease stability for well-managed assets.
Within a 3-mile radius, population and household counts have grown in recent years, expanding the renter pool. Forward-looking data points to smaller average household sizes and a continued increase in total households, which can translate into more renters entering the market and supports occupancy stability even if population growth moderates.
This is an owner-dominant area: the neighborhood’s share of renter-occupied housing units is in the mid-20s, similar to the 3-mile view. For investors, that mix implies a stable but selective tenant base and less direct competition from dense rental clusters, with demand anchored by households preferring larger units and quality schools.
Local amenity access favors daily needs over leisure: grocery stores and childcare options score in the low-80s percentiles nationally, and restaurants are above average, while cafes, parks, and pharmacies are limited within the immediate neighborhood. That dynamic typically supports family-oriented renters who prioritize convenience over nightlife, and can help retention if onsite offerings and property operations are strong.
Home values rank near the top nationally and median rents are elevated, reinforcing reliance on multifamily housing among households that defer ownership. With a rent-to-income profile that indicates manageable affordability pressure relative to local earnings, well-positioned properties can see steady renewals while still requiring thoughtful lease management.
Neighborhood safety indicators compare around or modestly better than the national middle, based on WDSuite’s data. Year over year, both violent and property offense rates have declined meaningfully, placing the trend in a stronger percentile nationally, which supports renter sentiment and leasing stability.
As with any submarket analysis, conditions vary by micro-location and over time. Investors should underwrite to recent comps and property-level controls (lighting, access, and management practices) rather than block-level assumptions.
Employment anchors within a commutable radius include energy, biotech, and technology firms that support a professional tenant base and weekday leasing stability. Notable nearby employers include NRG Energy, Gilead Sciences, Qualcomm, Celgene, and Sysco.
- NRG Energy — energy (4.9 miles)
- Gilead Sciences — biopharma (8.8 miles)
- Qualcomm — wireless & semiconductors (13.4 miles) — HQ
- Celgene Corporation — biotechnology (14.1 miles)
- Sysco — foodservice distribution (15.3 miles)
Built in 1986, the asset is slightly newer than the neighborhood’s average vintage. That positioning can be competitive versus older stock while still warranting targeted capital planning for aging systems and selective renovations to capture renters seeking larger layouts. According to CRE market data from WDSuite, the neighborhood maintains high occupancy with elevated home values and above-average incomes — conditions that typically sustain multifamily demand and support retention in well-run properties.
The area’s renter concentration is modest but durable, and within a 3-mile radius the tenant base skews higher-income with ongoing household growth. Combined with the property’s 24 units averaging roughly 1,300+ square feet, the offering aligns with demand from households prioritizing space, which can underpin leasing stability and renewal performance.
- Tight neighborhood occupancy and high-cost ownership market support steady renter demand
- 1986 vintage offers competitive positioning with potential value-add via system updates and interiors
- Large average unit sizes align with family and professional renter preferences in a high-income area
- Nearby energy, biotech, and tech employers bolster weekday demand and leasing stability
- Risks: limited immediate leisure amenities, potential population moderation, and affordability pressure requiring careful lease management