| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 377 Vandegrift Blvd, Oceanside, CA, 92057, US |
| Region / Metro | Oceanside |
| Year of Construction | 1987 |
| Units | 100 |
| Transaction Date | 1995-09-11 |
| Transaction Price | $1,210,500 |
| Buyer | WAGNER LAURENCE C |
| Seller | VANDERGRIFT APARTMENT ASSOCIATES |
377 Vandegrift Blvd Oceanside Multifamily Investment
Neighborhood occupancy is historically tight and supports stable rent rolls, according to WDSuite’s CRE market data. Expect steady renter demand driven by local employment and a high-cost ownership market in coastal North County.
Positioned in Oceanside’s Urban Core, the property benefits from a neighborhood that is competitive among San Diego-Chula Vista-Carlsbad neighborhoods for everyday amenities. Cafes and grocery options score well on national comparisons, while restaurants are modestly above national norms; park and pharmacy access are limited, which may influence resident preferences for on-site features.
Neighborhood occupancy is very strong and ranks near the top nationally, indicating durable leasing conditions. Median asking rents in the area have trended upward over the past five years, and the neighborhood renter-occupied share (about the mid-40% range) points to a solid depth of potential tenants. Within a 3-mile radius, demographics show a large household base with rising incomes and a modest increase in average household size, all of which support a stable tenant pipeline.
Schools in the neighborhood rate around the national median-to-above range, which can aid family-oriented retention. The local income profile is above national averages, and the value-to-income landscape reflects a high-cost ownership market for the metro. That context tends to reinforce reliance on rental housing, giving professionally managed communities room to maintain occupancy and focus on renewal strategies.
Within a 3-mile radius, recent population growth has been modest with households essentially flat, and projections call for stable population alongside smaller average household sizes. For investors, this mix usually supports steady absorption and resident turnover patterns that can be managed through targeted leasing and renewal programs rather than heavy concessions.
Neighborhood safety trends are mixed. The area’s crime rank is 218 among 621 metro neighborhoods, indicating above-median crime exposure within the San Diego region. Nationally, the neighborhood sits around the lower half for safety, so underwriting should incorporate prudent security and insurance assumptions.
Recent momentum shows some positives: estimated violent incidents have declined year over year, placing the area above the national median for improvement. Property offenses, however, have risen over the past year. Investors typically address this profile through enhanced lighting, access controls, and partnership with local public-safety resources rather than expecting block-level changes.
Nearby employment is anchored by life sciences, energy, distribution, and technology, supporting a broad renter base and commute convenience for workforce housing. The following employers drive demand within practical commuting distance: Gilead Sciences, NRG Energy, Qualcomm, Celgene Corporation, and Sysco.
- Gilead Sciences — biotech (3.16 miles)
- NRG Energy — energy services (8.84 miles)
- Qualcomm — wireless & semiconductors (25.30 miles) — HQ
- Celgene Corporation — biotech (25.92 miles)
- Sysco — food distribution (26.13 miles)
This 100-unit asset sits in a high-occupancy Oceanside neighborhood where leasing remains tight and renter demand is reinforced by a high-cost ownership market. Based on CRE market data from WDSuite, neighborhood occupancy performs near the top nationally, and local income levels support rent rolls without heavy concessions. Amenity access is solid for daily needs, and schools trend around or slightly above national norms, aiding retention among family renters.
Investor considerations include measured affordability pressure (rent-to-income near 30% at the neighborhood level) and a safety profile that warrants standard security planning. Within a 3-mile radius, the population is stable with expectations for smaller household sizes over time, which often sustains a consistent tenant base and supports occupancy stability. Limited park/pharmacy density suggests on-site offerings and nearby private services may matter more for leasing.
- High neighborhood occupancy supports stable rent rolls and renewal potential
- High-cost ownership market reinforces reliance on rental housing and depth of tenant base
- Solid daily-needs amenities and school ratings around national norms aid retention
- Broad employment base within commuting distance supports demand across renter cohorts
- Risks: below-national-median safety and limited park/pharmacy access require prudent operations