| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 25th | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1710 Maxson St, Oceanside, CA, 92054, US |
| Region / Metro | Oceanside |
| Year of Construction | 1988 |
| Units | 36 |
| Transaction Date | 2004-06-07 |
| Transaction Price | $262,500 |
| Buyer | THE SOUTHERN CALIFORNIA HOUSING DEVELOPM |
| Seller | ALAMEDA GEORGE KENNETH |
1710 Maxson St Oceanside Multifamily Investment Opportunity
This 36-unit property serves a neighborhood where renter-occupied units represent 87% of housing stock—among the highest concentrations regionally—and where neighborhood-level occupancy holds above 94%, according to CRE market data from WDSuite.
The Maxson Street neighborhood is classified as Urban Core and earns a B– rating among 621 neighborhoods across the San Diego–Chula Vista–Carlsbad metro. With 87% of housing units renter-occupied—ranking 9th regionally and in the 100th percentile nationally—this submarket offers one of the deepest renter concentrations in Southern California. Neighborhood-level occupancy stands at 94.9%, above the metro median and in the 71st percentile nationally, signaling stable absorption and tenant retention.
Median contract rent in the immediate neighborhood is $1,522, placing it in the 79th percentile nationwide, while the broader 3-mile radius reports a median of $1,923. Over the past five years, rents within the neighborhood have grown 32%, outpacing many coastal California markets. Demographic data aggregated within a 3-mile radius show a population of approximately 63,500, with 58% of households renting. Household counts are forecast to expand by nearly 39% by 2028, adding roughly 9,700 units to the base, which directly supports lease velocity and occupancy stability for well-located multifamily assets.
Median home values in the neighborhood reach $692,000—93rd percentile nationally—while the value-to-income ratio ranks 22nd of 621 metro neighborhoods (99th percentile). Elevated ownership costs sustain rental demand and reinforce renter reliance on multifamily housing, particularly among moderate-income households. The rent-to-income ratio of 0.33 sits in the 4th percentile nationally, indicating affordability pressure that requires attentive lease management and retention strategies.
The property was constructed in 1988, slightly newer than the neighborhood average of 1985 (61st percentile nationally). This vintage aligns with the established building stock and suggests moderate capital expenditure planning over the hold period, with potential value-add upside through unit renovations or common-area improvements. Amenity density is strong: the neighborhood ranks 63rd percentile nationally for overall amenities, with 3.6 grocery stores per square mile (92nd percentile), 5.4 childcare centers per square mile (99th percentile), and 21.6 restaurants per square mile (97th percentile). These factors support tenant appeal and retention in a competitive urban rental market.
The neighborhood ranks 262nd of 621 San Diego metro neighborhoods for crime (33rd percentile nationally), reflecting property and violent offense rates that are elevated relative to suburban comparables but consistent with urban core locations. The estimated property offense rate is approximately 1,228 incidents per 100,000 residents, though this figure has declined 19% year-over-year—a trend that ranks in the 62nd percentile nationally for improvement. Violent offense rates stand at roughly 316 per 100,000 residents (14th percentile nationally) and have risen 14% over the past year (38th percentile for change).
Investors should incorporate these dynamics into tenant screening protocols, property management budgets, and insurance underwriting. While crime metrics are higher than metro averages, the recent downward trajectory in property offenses and the neighborhood's proximity to employment centers and transit may support stable occupancy among workforce renters. Comparative due diligence against adjacent neighborhoods and ongoing engagement with local law enforcement and community groups are recommended.
The property benefits from proximity to major corporate offices that anchor workforce demand in the North San Diego County corridor, including life sciences, technology, and energy employers.
- Gilead Sciences — biopharmaceuticals (4.1 miles)
- Nrg Energy — energy services (5.9 miles)
- Qualcomm — technology & wireless (22.8 miles) — HQ
- Celgene Corporation — biotechnology (23.5 miles)
- Sempra Energy — utilities & infrastructure (35.1 miles) — HQ
This 36-unit asset offers exposure to one of the San Diego metro's most renter-concentrated neighborhoods, where 87% of housing units are occupied by renters—ranking in the top decile regionally and 100th percentile nationally. Neighborhood-level occupancy of 94.9% and five-year rent growth of 32% reflect sustained absorption and pricing power, supported by elevated home values (93rd percentile nationally) that limit ownership accessibility and reinforce multifamily demand. Within a 3-mile radius, household counts are forecast to grow by 39% through 2028, expanding the renter pool and supporting lease velocity.
The 1988 vintage positions the property for moderate capital planning and potential value-add repositioning through unit upgrades or amenity enhancements. Investors should weigh affordability pressure—reflected in a rent-to-income ratio in the 4th percentile nationally—against the depth of renter demand and proximity to Gilead Sciences (4.1 miles) and other North County employers. Crime metrics rank in the 33rd percentile nationally, though property offenses have declined 19% year-over-year, a trend that merits monitoring alongside tenant retention and insurance costs.
- 87% renter occupancy—top decile regionally and 100th percentile nationally—signals deep, stable tenant demand
- Neighborhood occupancy of 94.9% and 32% five-year rent growth reflect strong absorption and pricing power
- Forecast household expansion of 39% by 2028 within 3 miles supports lease velocity and occupancy stability
- 1988 construction offers moderate capital planning needs with value-add upside through renovations
- Affordability pressure (4th percentile rent-to-income nationally) and elevated crime (33rd percentile) require active lease management and tenant screening