| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 72nd | Good |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 214 Rancho Del Oro Dr, Oceanside, CA, 92057, US |
| Region / Metro | Oceanside |
| Year of Construction | 1986 |
| Units | 60 |
| Transaction Date | 2001-03-30 |
| Transaction Price | $11,325,500 |
| Buyer | EQR MISSION HILLS LLC |
| Seller | AGL INVESTMENTS #2 LTD PARTNERSHIP |
214 Rancho Del Oro Dr, Oceanside Multifamily Investment
Stabilized renter demand and strong lease retention dynamics are supported by above-median neighborhood occupancy and a deep renter-occupied housing base, according to WDSuite's CRE market data.
The property sits in Oceanside's Urban Core within the San Diego–Chula Vista–Carlsbad metro, where neighborhood occupancy trends are above the metro median (ranked 307 out of 621 metro neighborhoods). That stability, coupled with a sizable renter-occupied housing share (49.1%, 88th percentile nationally), points to a reliable tenant base and supports ongoing leasing performance.
Local amenity density within the immediate blocks is limited for everyday retail (restaurants, grocery, and cafes rank near the bottom of metro peers), yet the area shows exceptional access to childcare (ranked 17 out of 621; top 1% nationally). For investors, this combination suggests family-serving services are nearby while residents may rely on short drives for dining and shopping.
Home values in the neighborhood are elevated (92nd percentile nationally for value-to-income), which typically reinforces reliance on multifamily housing and can aid pricing power. At the same time, the neighborhood's rent-to-income ratio trends favorably low (9th percentile nationally), a positive indicator for lease retention and credit performance.
Within a 3-mile radius, demographics show a stable population with rising incomes and a projected increase in household counts alongside smaller average household sizes. That setup generally expands the pool of households competing for rentals and can support occupancy durability over time, based on commercial real estate analysis from WDSuite.
Built in 1986, the asset is slightly older than the neighborhood's average vintage (late 1980s). Investors should underwrite routine capital planning and consider selective value-add to maintain competitiveness against newer stock while leveraging the area's established renter base and above-median occupancy.
Neighborhood safety benchmarks trend below the national midpoint (33rd percentile nationally), indicating comparatively higher crime exposure than many U.S. neighborhoods. Within the metro, the area ranks 266 out of 621 neighborhoods on crime (lower rank reflects higher crime), placing it on the higher-crime side of San Diego–Chula Vista–Carlsbad peers.
Recent data show a one-year uptick in property offenses and a smaller increase in violent offenses. Investors typically account for these dynamics through security measures, resident engagement, and coordination with local resources, and should continue monitoring trend direction alongside leasing performance.
Proximity to life sciences and energy employers supports a diverse commuter tenant base and can aid leasing stability. Notable nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sysco.
- Gilead Sciences — biopharma (1.8 miles)
- NRG Energy — energy (6.8 miles)
- Qualcomm — semiconductors and wireless (23.6 miles) — HQ
- Celgene Corporation — biopharma (24.2 miles)
- Sysco — foodservice distribution (25.1 miles)
This 60-unit, 1986-vintage asset benefits from above-metro-median neighborhood occupancy and a deep renter base, reinforcing demand durability. Elevated ownership costs in the area sustain reliance on rentals, while a favorable rent-to-income profile supports retention. According to CRE market data from WDSuite, neighborhood NOI norms are competitive nationally, and 3-mile demographics indicate rising incomes with a projected increase in household counts, which can enlarge the tenant pool even as average household size trends lower.
Given its slightly older vintage relative to nearby stock, the property is a candidate for targeted capital improvements and value-add strategies to maintain pricing power against newer comparables. Amenity-light blocks may require service positioning that emphasizes on-site convenience, but proximity to diversified employers and stable occupancy fundamentals underpin a balanced long-term thesis.
- Above-median neighborhood occupancy and sizable renter concentration support stable leasing
- High ownership costs reinforce rental demand and pricing power potential
- 3-mile income growth and rising household counts expand the tenant base
- Risks: below-midpoint safety metrics and amenity-light blocks; plan for security, on-site convenience, and ongoing CapEx for 1986 vintage