| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 49th | Fair |
| Amenities | 52nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2055 Poplar Rd, Oceanside, CA, 92058, US |
| Region / Metro | Oceanside |
| Year of Construction | 1989 |
| Units | 72 |
| Transaction Date | 2018-05-05 |
| Transaction Price | $22,700,000 |
| Buyer | BOLTON JOHN DARCY |
| Seller | 5C SAVANNA LLC |
2055 Poplar Rd Oceanside Multifamily Opportunity
Neighborhood renter-occupied share and occupancy are notably strong, supporting stable leasing dynamics for well-managed assets, according to CRE market data from WDSuite. Focused operations can capitalize on sustained renter demand while navigating affordability and amenity trade-offs typical of inner suburb locations.
Positioned in Oceanside’s inner suburb context, the neighborhood rates B+ and is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 220 of 621). Amenity access trends mid-to-upper tier locally (amenity rank 233 of 621) with cafes and childcare density testing in the higher national percentiles, while grocery and restaurant coverage sit comfortably above national midpoints, based on WDSuite’s CRE market data.
For multifamily demand, investor-relevant signals are constructive: the neighborhood shows a 100% occupancy reading and ranks at the top of the metro (1 of 621), and renter-occupied housing concentration is elevated (73.9% with a high national percentile). This combination suggests a deep tenant base and supports leasing stability for comparable properties. Median home values trend in the higher national percentiles, indicating a high-cost ownership market that tends to reinforce reliance on rental housing and can aid retention and pricing power when managed carefully.
Within a 3-mile radius, population has been soft recently but is expected to edge higher over the next five years, with households projected to increase and average household size to ease. For investors, this points to a larger tenant base over time and more renters entering the market, which can support occupancy stability even as demographics shift toward slightly smaller households.
Balance points to consider: average school ratings in the surrounding area track below national norms, and rent-to-income ratios trend toward higher pressure compared with national benchmarks, warranting attentive lease management. Still, NOI per unit indicators for the neighborhood sit above metro medians, underscoring revenue potential where operations, renovations, or repositioning are executed with discipline.
Safety trends require measured underwriting. The neighborhood’s crime rank sits in the less favorable half of the metro (302 of 621), and national percentiles indicate below-average safety compared with neighborhoods nationwide. However, recent year-over-year readings show declines in both violent and property incidents, suggesting improving momentum that investors can monitor alongside local enforcement and community initiatives.
For asset strategy, this context argues for prudent security measures, resident engagement, and underwriting that reflects current comparables while recognizing the recent downward trend in estimated incident rates.
Nearby employment draws span biotech, energy, telecommunications, food distribution, and biopharma—supporting a diversified renter base and commute convenience for workforce tenants.
- Gilead Sciences — biotech (4.0 miles)
- NRG Energy — energy (6.6 miles)
- Qualcomm — telecommunications — HQ (23.8 miles)
- Celgene Corporation — biopharma (24.2 miles)
- Sysco — food distribution (26.2 miles)
2055 Poplar Rd is a 72-unit asset with larger-than-typical average unit sizes for the area, positioned in a neighborhood where occupancy readings are at the top of the metro and renter-occupied housing concentration is high. Elevated home values in the surrounding area create a high-cost ownership market that supports sustained multifamily reliance and can aid retention and pricing power with thoughtful lease management. According to CRE market data from WDSuite, neighborhood-level NOI per unit trends above the metro median, aligning with investor theses focused on operational execution rather than speculative growth.
Within a 3-mile radius, households are projected to increase as average household size trends lower, pointing to a larger tenant base and steady renter pool expansion over the next five years. Risks to underwrite include below-average school ratings, safety that tracks weaker than national norms despite recent improvement, and affordability pressure that calls for calibrated renewal and concession strategies.
- Metro-top neighborhood occupancy supports leasing stability and renewal potential
- High renter-occupied share indicates depth of tenant demand for comparable units
- High-cost ownership market reinforces multifamily reliance and pricing power
- 3-mile household growth and smaller household sizes point to a larger tenant base
- Risks: weaker school ratings, safety below national norms, and rent-to-income pressure