| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 69th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2301 Paseo De Laura, Oceanside, CA, 92056, US |
| Region / Metro | Oceanside |
| Year of Construction | 1989 |
| Units | 51 |
| Transaction Date | 1996-12-30 |
| Transaction Price | $1,017,000 |
| Buyer | ROANE MICHAEL J |
| Seller | NEWSON NEIL C |
2301 Paseo De Laura Oceanside Multifamily Opportunity
Positioned in a high-cost ownership pocket of North County San Diego, the asset benefits from durable renter demand and steady neighborhood occupancy, according to WDSuite’s CRE market data. Investors should view this as a rentership-supported location with room for value-add positioning.
The property sits in a suburban Oceanside neighborhood rated B+ and competitive among San Diego–Chula Vista–Carlsbad metro neighborhoods (182 of 621). Local dynamics point to a renter base supported by elevated home values and professional incomes. In WDSuite’s commercial real estate analysis, neighborhood median home values rank in the upper national percentiles, reinforcing reliance on multifamily housing and supporting pricing power when operations are managed conservatively.
Livability indicators are mixed but serviceable for workforce households. Parks and childcare access trend above national norms, while grocery access is solidly mid-pack; cafes and pharmacies are thinner, typical of lower-density suburban nodes. Neighborhood rents benchmark high nationally, while neighborhood occupancy trends in the low 90s, suggesting demand depth with standard competitive pressures for quality and convenience rather than lease-up challenges.
Tenure varies by geography: the immediate neighborhood shows a moderate renter concentration, and within a 3-mile radius about 45% of housing units are renter-occupied. For investors, that translates to a sizable tenant pool and stable renewal prospects, with product quality and management driving capture.
Demographics aggregated within 3 miles indicate recent population and household growth, with forecasts calling for additional gains and smaller average household size. This points to a larger tenant base and steady absorption of well-managed units over the medium term. Higher household incomes in the area support rent levels, though affordability pressure warrants attentive lease management and amenity-value alignment.
Safety indicators are mixed relative to national benchmarks. Overall crime ranks below the national median (around the 30th percentile nationally), indicating a need for standard property-level security measures. Property-related offenses have declined year over year, a constructive trend, while violent-offense estimates moved higher over the same period. These are neighborhood-level metrics and can vary by block.
Within the San Diego–Chula Vista–Carlsbad metro (621 neighborhoods), the area performs around the metro middle on safety. For investors, the takeaway is pragmatic: consistent lighting, access control, and visible management presence can support resident retention and leasing performance, particularly during evening hours.
Nearby employers anchor a diverse base across life sciences, energy, distribution, and technology—drivers that support renter demand through commute convenience and income stability. Notable names include Gilead Sciences, NRG Energy, Qualcomm, Celgene, Sysco, L-3 Telemetry & RF Products, and Sempra Energy.
- Gilead Sciences — life sciences (2.2 miles)
- NRG Energy — energy services (3.9 miles)
- Qualcomm — technology R&D (20.8 miles) — HQ
- Celgene Corporation — biopharma offices (21.3 miles)
- Sysco — food distribution (22.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace (26.9 miles)
- Sempra Energy — utilities (33.1 miles) — HQ
2301 Paseo De Laura is a 51-unit asset constructed in 1989, slightly older than the neighborhood average vintage. The age profile suggests targeted capital planning—systems modernization and selective interior updates—to sharpen competitiveness against newer stock while capturing rent levels supported by a high-cost ownership market and a sizeable local renter pool. According to CRE market data from WDSuite, neighborhood occupancy trends in the low 90s and rents benchmark high nationally, signaling depth of demand when operations are well executed.
Within a 3-mile radius, population and household counts have been rising, with forecasts pointing to further growth and smaller household sizes—factors that expand the tenant base and support occupancy stability. Elevated home values and strong incomes reinforce multifamily reliance, though higher rent-to-income ratios call for disciplined renewal strategies and amenity-value alignment. Overall, the submarket’s fundamentals favor steady operations with value-add upside tied to asset-specific improvements.
- High-cost ownership market supports sustained renter demand and pricing power
- Occupancy in the low 90s at the neighborhood level supports stable cash flow potential
- 1989 vintage allows value-add through system upgrades and interior refresh
- Growing 3-mile population and household counts expand the tenant base
- Risk: elevated rent-to-income ratios require careful renewal and concession management