| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 69th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2325 Paseo De Laura, Oceanside, CA, 92056, US |
| Region / Metro | Oceanside |
| Year of Construction | 1973 |
| Units | 60 |
| Transaction Date | 1993-12-22 |
| Transaction Price | $1,576,214 |
| Buyer | DELTA LTD CORP |
| Seller | CALIFORNIA FEDERAL BANK |
2325 Paseo De Laura, Oceanside CA Multifamily Opportunity
Suburban Oceanside location with steady neighborhood occupancy and high-cost ownership dynamics supports durable renter demand, according to CRE market data from WDSuite.
This Oceanside asset sits in a suburban pocket that is competitive among San Diego-Chula Vista-Carlsbad, CA neighborhoods (ranked 182 out of 621). Neighborhood metrics point to stable renter demand drivers: occupancy for the neighborhood remains in the mid-90s and has trended up over the last five years, and renter-occupied share is around the metro median — supportive of a durable tenant base rather than transient turnover.
Livability indicators are balanced. Parks and childcare access score in the top quartile nationally, while groceries and restaurants sit modestly above national medians. Cafes and pharmacies are thinner in immediate proximity, which suggests residents rely on nearby corridors for some services. School rating details are not available in this dataset; investors typically underwrite to district benchmarks and commute patterns when data is limited.
Housing context reinforces rental positioning. The neighborhood’s home values track in the top quartile nationally, and the value-to-income profile is elevated versus national norms. Combined with contract rents that benchmark near the high end of the national distribution, this points to an environment where multifamily fills an essential role for households that prefer or need rental options — supportive of occupancy stability and pricing discipline for well-maintained assets.
Within a 3-mile radius, demographics show population and household growth with a gradual reduction in average household size. Median and mean household incomes have been rising, and projections indicate further increases in households and incomes through 2028. For investors, that implies a larger renter pool and the potential to sustain leased occupancy, provided product quality and unit mix meet local expectations.
Safety indicators are mixed relative to regional and national benchmarks. Compared with neighborhoods nationwide, current violent and property offense measures place this area below national safety percentiles, while within the San Diego metro its overall crime rank sits around the middle of the pack (332 out of 621). Investors should interpret this as average-to-weaker national positioning but not an outlier within the metro context.
Trend signals matter: property-related offenses have improved year over year, placing the neighborhood in a stronger national percentile for improvement. At the same time, recent violent offense readings show volatility. Prudent underwriting would reflect typical operating practices for the submarket and recent trend direction rather than any single-year data point.
Nearby employers span biopharma, energy, logistics, and technology, supporting a diverse renter base and commute convenience for workforce and professional tenants. The list below reflects key corporate offices within practical commuting distance.
- Gilead Sciences — biopharma (2.2 miles)
- NRG Energy — energy (3.9 miles)
- Qualcomm — telecom & semiconductors (20.9 miles) — HQ
- Celgene Corporation — biotech (21.4 miles)
- Sysco — food distribution (22.9 miles)
Built in 1973, this 60-unit property offers value-add and capital planning angles relative to a neighborhood stock that skews newer. Elevated home values and a high value-to-income profile point to a high-cost ownership market, which tends to sustain multifamily demand and supports occupancy stability when assets are kept competitive. According to CRE market data from WDSuite, the neighborhood’s NOI per unit levels sit in the top quartile nationally, underscoring strong operating potential at the submarket level.
Within a 3-mile radius, population and households have grown and are projected to expand further, with rising incomes and a slight decline in household size — conditions that can broaden the tenant base and aid lease retention. Investors should balance these positives against affordability pressure indicated by elevated rent-to-income levels and monitor safety trend volatility when calibrating rent growth and renewal strategies.
- High-cost ownership landscape supports sustained multifamily renter demand and pricing power
- 1973 vintage presents value-add and modernization opportunities to enhance competitiveness
- Neighborhood-level NOI per unit ranks in the top national quartile, signaling strong operating potential
- Expanding 3-mile household base and rising incomes support occupancy stability
- Risks: affordability pressure (elevated rent-to-income), mixed safety trends require prudent underwriting