| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 70th | Good |
| Amenities | 15th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3760 North Way, Oceanside, CA, 92056, US |
| Region / Metro | Oceanside |
| Year of Construction | 1979 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3760 North Way Oceanside Multifamily Investment
Neighborhood occupancy has remained resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Metrics cited reflect the surrounding neighborhood, not this specific property.
Located in Oceanside’s inner-suburban fabric of the San Diego–Chula Vista–Carlsbad metro, the area around 3760 North Way performs near the metro middle of the pack overall, with housing fundamentals that are stronger than headline scores suggest. Housing indicators sit in the top quartile nationally, and average net operating income per unit also benchmarks in the top quartile, pointing to historically healthy rent rolls and expense discipline among nearby multifamily assets.
Occupancy at the neighborhood level is above national medians, supporting lease stability, and the share of housing units that are renter-occupied is comparatively high for the region. For investors, that renter concentration signals depth in the tenant base and consistent leasing velocity, even as cycles shift. Median contract rents in the neighborhood have grown meaningfully over the past five years, which has implications for pricing power but also calls for attentive renewal strategies as rent-to-income pressures can surface.
Local amenity density is mixed: pharmacies index strong (top quartile nationally), while cafes, groceries, parks, and restaurants are lighter within immediate blocks, suggesting a more auto-oriented setting. That dynamic can favor quiet residential appeal but may modestly widen the commuter shed; investors should underwrite marketing strategies that emphasize proximity to major job centers and services rather than walkable retail.
Vintage context matters: the average neighborhood construction year skews to the late 1980s, while this asset was built in 1979. The older vintage increases the likelihood of near-to-medium term capital expenditures but can also present value-add opportunities through unit refreshes and system upgrades that improve competitive positioning against slightly newer stock.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth with further increases projected, expanding the potential renter pool. Household incomes have trended higher, which supports absorption of quality renovations and measured rent steps; however, investors should balance this with prudent affordability and retention management.
Safety indicators for the neighborhood sit around the metro median when compared with 621 San Diego–area neighborhoods, and below the national median overall. Property crime rates have improved year over year, while violent-offense measures have moved less favorably during the same period. Investors should consider standard security and lighting upgrades common to value-add plans and monitor ongoing trend data rather than relying on block-level assumptions.
The surrounding employment base blends life sciences, energy, logistics, and technology, supporting workforce housing demand and commute convenience for residents. Notable employers within a practical drive include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sysco.
- Gilead Sciences — biotechnology (1.7 miles)
- NRG Energy — energy services (4.1 miles)
- Qualcomm — semiconductor & wireless (20.6 miles) — HQ
- Celgene Corporation — biotechnology (21.2 miles)
- Sysco — foodservice distribution (22.3 miles)
This 44‑unit, 1979-vintage asset offers a balanced value-add and cash flow profile in an inner-suburban Oceanside location. Neighborhood-level occupancy runs above national medians and the share of renter-occupied housing is high, pointing to a broad tenant base and steady leasing. Elevated home values in the area create a high-cost ownership market, which tends to sustain reliance on multifamily housing and supports rent durability relative to older product, based on CRE market data from WDSuite.
The vintage implies potential capital needs, but it also provides an avenue to modernize interiors and building systems to compete with 1980s stock nearby. Within a 3-mile radius, recent and projected gains in population and households indicate a larger renter pool over the next few years. Amenity density is lighter immediately around the property, so positioning should emphasize access to major employers and arterial connectivity while maintaining prudent affordability and retention practices.
- High renter concentration and above-median neighborhood occupancy support leasing stability
- 1979 vintage presents clear value-add potential through targeted renovations and system upgrades
- High-cost ownership market reinforces multifamily demand and pricing power
- Expanding 3-mile renter pool supports absorption for upgraded units
- Risks: lighter walkable amenities and mixed safety trends call for thoughtful security, marketing, and retention strategies