| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 53rd | Fair |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 266 S El Camino Real, Oceanside, CA, 92054, US |
| Region / Metro | Oceanside |
| Year of Construction | 1979 |
| Units | 70 |
| Transaction Date | 2021-07-29 |
| Transaction Price | $18,325,000 |
| Buyer | NOI HOLDINGS 30 LP |
| Seller | KNOTT RICHARD J |
266 S El Camino Real Oceanside Multifamily Opportunity
Neighborhood fundamentals indicate steady renter demand and amenity access, according to WDSuite’s CRE market data, with lease performance supported by location while affordability pressures warrant disciplined rent and renewal strategies.
The property sits in an Inner Suburb pocket of Oceanside that is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 186 of 621). Amenity access is a local strength, with neighborhood measures for cafes, groceries, restaurants, and pharmacies testing above national midpoints; investors should note limited immediate park acreage in the neighborhood data. This positioning supports day-to-day convenience and helps sustain leasing velocity.
From a location and livability lens, amenity metrics benchmark in the top half nationally (e.g., neighborhood cafes and grocery density in the 80s by national percentile), which aligns with renter preferences for walkable conveniences. While the area’s average school rating is not available, access to daily needs and service nodes remains a differentiator in the submarket for workforce and lifestyle renters.
Occupancy is measured at the neighborhood level and trends near national midpoints, supporting stability but leaving limited room for execution missteps. Renter-occupied housing units account for roughly one-third of neighborhood stock, indicating moderate renter concentration; the broader 3-mile area shows a deeper renter base at about 46%, broadening the potential tenant pool. Framed for multifamily investors, this mix suggests adequate depth for absorption with attention to competitive positioning.
Demographic statistics are aggregated within a 3-mile radius: population has been roughly flat in recent years, and forecasts point to a modest decline alongside a rise in total households and smaller household sizes. For investors, a higher household count with smaller average size typically supports renter pool expansion and sustained demand for apartments. Rising incomes and projected rent levels in the 3-mile area reinforce pricing power potential, though lease management will remain key in this high-cost ownership market. This commercial real estate analysis is grounded in WDSuite’s datasets and reflects neighborhood—not property—metrics for rents and occupancy.
Home values benchmark high for the metro, and the neighborhood’s value-to-income ratio ranks in the top national percentiles, signaling an elevated ownership cost environment that can reinforce reliance on multifamily housing. That said, rent-to-income readings also imply affordability pressure, so concessions, renewal strategies, and unit mix positioning should be calibrated to retention risks.
Safety signals are mixed and should be interpreted comparatively. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime rank (104 of 621, where lower ranks indicate higher crime) suggests it experiences more incidents than many metro peers. Nationally, the neighborhood indexes around the middle of the pack by percentile, indicating neither an outlier for safety nor a top performer.
Trend data show encouraging movement in property crime with an estimated one-year decline of about 33.5% (competitive improvement by national percentile), while violent incidents are estimated to have increased year over year. For underwriting, it’s prudent to monitor recent comps and property-level security measures; investors often balance the improving property-crime trend against the metro-relative standing when assessing retention and insurance assumptions.
Nearby employers span biotech, energy, and technology—drivers that can underpin renter demand through commute convenience and a diversified wage base. The list below highlights key nodes likely to influence leasing and retention dynamics for workforce and professional tenants.
- Gilead Sciences — biotech/pharma (2.4 miles)
- NRG Energy — energy (6.9 miles)
- Qualcomm — semiconductors & wireless (23.9 miles) — HQ
- Celgene Corporation — biotech/pharma (24.5 miles)
- Sysco — food distribution (25.6 miles)
266 S El Camino Real is a 1977-vintage, mid-size multifamily asset positioned in an Oceanside neighborhood with competitive amenity access and a renter base supported by a diversified employment corridor. Based on CRE market data from WDSuite, neighborhood occupancy trends near national midpoints and amenity density benchmarks above national averages, providing a foundation for steady leasing while calling for hands-on operations.
Investor considerations tilt toward value creation through targeted renovations and capital planning typical for late-1970s stock, balanced against affordability pressure indicated by rent-to-income readings and a crime profile that is less favorable than many metro peers but improving on property-crime trends. Household growth in the 3-mile area—driven by smaller household sizes—supports a broader tenant base, while elevated ownership costs in the region can sustain multifamily demand.
- Competitive amenity access and commute connectivity support renter demand and leasing stability.
- 1977 vintage offers value-add and systems modernization opportunities for rent positioning.
- 3-mile demographics indicate more households and smaller household sizes, expanding the renter pool.
- Elevated ownership costs in the metro tend to reinforce reliance on rental housing.
- Risks: affordability pressure (rent-to-income), metro-relative safety rank, and the need for active lease and expense management.