| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 69th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 Sea Cliff Way, Oceanside, CA, 92056, US |
| Region / Metro | Oceanside |
| Year of Construction | 1990 |
| Units | 112 |
| Transaction Date | 2011-01-01 |
| Transaction Price | $20,175,000 |
| Buyer | Greystar GP, LLC |
| Seller | LOS ALTOS-TUCSON LLC/WEST |
2500 Sea Cliff Way Oceanside Multifamily Investment
Neighborhood data indicate steady occupancy and a high-cost ownership market that supports renter demand, according to CRE market data from WDSuite. Expect durable leasing fundamentals driven by coastal location and renter depth rather than outsized growth claims.
Situated in a suburban Oceanside pocket of the San Diego–Chula Vista–Carlsbad metro, the neighborhood scores B+ and is above the metro median overall (rank 182 of 621). Rents in the neighborhood benchmark near the top of national distributions, while occupancy has held in a stable band in recent years, signaling dependable cash flow characteristics for multifamily investors at this address.
Local dynamics are favorable for rental housing. Elevated home values (top decile nationally) and a high value-to-income ratio indicate a high-cost ownership market, which typically sustains renter reliance on multifamily and supports lease retention. Median incomes trend above national norms, providing some buffer against affordability pressure and aiding collections and renewal rates.
Amenities are mixed: parks and grocery access track above national medians, while cafes and pharmacies are comparatively sparse. For investors, this combination points to everyday convenience with some experiential retail gaps; properties with on-site services or nearby neighborhood centers can differentiate and support retention.
Tenure metrics show a meaningful renter base at the neighborhood level (roughly one-third of housing units are renter-occupied), supporting depth of demand for multifamily. Within a 3-mile radius, demographics show modest population growth to date and a projected increase in households alongside smaller average household sizes, implying a larger tenant base and steady absorption potential for well-positioned assets.
Relative to metro peers, the neighborhood’s safety profile sits below the median among 621 San Diego–area neighborhoods and falls below the national median for safety. For investors, this suggests underwriting should incorporate conservative assumptions for security measures and potential operating expenses.
Recent trends are mixed: property offenses have moved lower year over year, while estimates for violent offenses have risen. The directional improvement on property incidents is constructive, but a balanced view is warranted; operators may prioritize lighting, access control, and community engagement to support resident confidence and retention.
Proximity to biopharma, energy, semiconductors, and distribution employers supports a diverse commuter base and underpins renter demand for workforce and professional households.
- Gilead Sciences — biopharma (1.1 miles)
- Nrg Energy — energy services (5.1 miles)
- Qualcomm — semiconductors (21.9 miles) — HQ
- Celgene Corporation — biopharma (22.5 miles)
- Sysco — foodservice distribution (23.6 miles)
This 112-unit Oceanside asset benefits from strong regional fundamentals and a neighborhood that is above the metro median on overall performance. Elevated home values and a high ownership cost environment tend to channel demand toward rentals, supporting occupancy stability and renewal potential. According to CRE market data from WDSuite, neighborhood rents benchmark high nationally, while occupancy has remained steady — a profile that favors durable income over speculative growth.
Within a 3-mile radius, modest population growth to date and a projected increase in households alongside smaller household sizes point to a gradually expanding renter pool. Amenity access skews toward parks and groceries with fewer cafes and pharmacies, suggesting operational opportunities to enhance on-site offerings and differentiate. Key risks include affordability pressure relative to incomes and a safety profile below the national median, both of which should be reflected in underwriting and asset management plans.
- High ownership costs sustain rental demand and support retention
- Stable neighborhood occupancy and top-tier rent positioning favor durable NOI
- Expanding household counts within 3 miles indicate a growing renter base
- Amenity mix offers room for on-site or nearby enhancements to bolster leasing
- Risks: affordability pressure and below-median safety call for prudent underwriting