| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 71st | Good |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 116 Quail Gardens Dr, Encinitas, CA, 92024, US |
| Region / Metro | Encinitas |
| Year of Construction | 1988 |
| Units | 50 |
| Transaction Date | 1999-07-06 |
| Transaction Price | $350,000 |
| Buyer | GOSSELIN MARK |
| Seller | GOSSELIN FAMILY TRUST 04-04-88 |
116 Quail Gardens Dr Encinitas Multifamily Position
Elevated neighborhood home values and strong incomes indicate durable renter demand relative to for-sale options, according to WDSuite s CRE market data. Focus centers on steady tenant depth and retention potential in a suburban setting with substantial park access.
Encinitas a suburban micro-market within the San Diego metro offers a lifestyle-driven location with notably high neighborhood home values (top national percentile), which tends to reinforce reliance on multifamily housing and support pricing power. Park access is a standout strength, with park density ranking near the top among 621 metro neighborhoods, a livability factor that can aid leasing velocity and renewal capture.
Amenity density within the immediate neighborhood trails the metro s core corridors, suggesting residents may rely on nearby retail nodes for daily needs. For investors, this typically favors well-managed assets that offer on-site convenience and service quality to differentiate in a lower-density setting.
The neighborhood s housing stock skews slightly older than the subject s 1988 vintage (area average construction year is 1982). A 1988 asset can compete well against older comparables while still benefiting from targeted modernization of interiors, common areas, and building systems to protect rent levels and reduce long-term capital surprises.
Within a 3-mile radius, household incomes are high and median contract rents have moved up over time, supporting a sizable tenant base for quality units. Forecasts in the same 3-mile radius indicate modest population growth with a larger share of smaller households ahead, which typically supports multifamily absorption and sustained occupancy.
Neighborhood renter-occupied share is meaningful (renter concentration is above many suburban peers), signaling depth in the tenant pool for a 50-unit property. Against metro and national CRE trends, the local mix of high incomes and elevated ownership costs points to stable demand for well-located rentals.
Safety trends should be evaluated in a metro context. This neighborhood sits below the national safety median (crime measures are around the 37th percentile nationally), and it ranks in the lower half among the San Diego metro s 621 neighborhoods. Recent year-over-year data show improvement, with violent and property offense rates declining, which is a constructive directional signal for investors monitoring operational risks and insurance considerations.
As always, investors should pair neighborhood-level indicators with property-level controls (access, lighting, cameras) and compare to nearby submarkets to benchmark risk management and expected loss experience.
Proximity to established employers supports renter demand through commute convenience and a diversified wage base. Nearby anchors include NRG Energy, Gilead Sciences, Qualcomm, Celgene, and Sysco, which collectively span energy, life sciences, technology, and distribution.
- NRG Energy — energy (5.7 miles)
- Gilead Sciences — biopharma (11.1 miles)
- Qualcomm — wireless & semiconductors (11.5 miles) — HQ
- Celgene Corporation — biopharma (11.9 miles)
- Sysco — food distribution (15.3 miles)
At 50 units with a 1988 vintage, the property positions slightly newer than the neighborhood s average stock, offering competitive footing versus older assets while still benefiting from focused updates to interiors and building systems. Elevated neighborhood home values and high incomes underpin renter reliance on quality multifamily, supporting occupancy stability and renewal capture for well-managed properties.
Within a 3-mile radius, projections point to modest population growth and smaller household sizes, which can expand the renter pool and sustain demand for professionally operated units. According to CRE market data from WDSuite, this suburban pocket combines top-tier park access with limited immediate retail density, favoring assets that differentiate through on-site amenities, operations, and service. Key watch items include safety metrics that sit below national medians and a metro context where ownership remains expensive, which can shape leasing strategy and retention management.
- 1988 vintage offers competitive positioning versus older stock with targeted modernization potential
- Elevated neighborhood home values support sustained multifamily demand and pricing power
- 3-mile forecasts indicate modest growth and smaller households, expanding the renter pool
- Strong park access enhances livability and can aid leasing and renewals
- Risks: below-median safety metrics and lower immediate retail density require proactive operations