| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 30th | Poor |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3950 Waring Rd, Oceanside, CA, 92056, US |
| Region / Metro | Oceanside |
| Year of Construction | 1975 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3950 Waring Rd, Oceanside CA Multifamily Investment
Neighborhood occupancy runs in the top decile nationally, pointing to stable renter demand in a high-cost ownership pocket of North County, according to WDSuite’s CRE market data. This positioning supports consistent leasing for a 38-unit asset while allowing disciplined rent management in Oceanside.
Located in Oceanside within the San Diego–Chula Vista–Carlsbad metro, the neighborhood shows strong utilization of existing housing stock with a high occupancy rate and rent levels that reflect regional demand. Occupancy performance is competitive among San Diego-Chula Vista-Carlsbad neighborhoods and sits in the top decile nationally, which supports revenue consistency for multifamily investors.
Livability is mixed: neighborhood-serving retail like cafes, groceries, parks, and pharmacies is limited in immediate density, but restaurants are relatively prevalent versus national norms. For investors, this suggests day-to-day convenience may rely on short drives rather than walkable clusters, while dining options can still support resident satisfaction and retention.
Tenure dynamics indicate a moderate renter base: roughly 31% of neighborhood housing units are renter-occupied, while within a 3-mile radius the renter-occupied share is about 39.5%. This split points to a meaningful, if not dominant, pool of prospective tenants, supporting absorption for well-positioned multifamily properties.
Within a 3-mile radius, population and households have grown in recent years (population up about 5% and households up about 7%), with forecasts indicating further increases in households and rising incomes. This trajectory expands the local renter pool and supports occupancy stability and pricing power over time, based on commercial real estate analysis from WDSuite.
Elevated home values relative to incomes characterize a high-cost ownership market, which typically sustains reliance on rental housing. Neighborhood rent-to-income levels are manageable by national standards, which can help support lease retention while allowing measured rent growth strategies.
Safety indicators sit below national averages overall (lower national percentiles for violent and property offenses), so underwriting should incorporate prudent security and insurance assumptions. At the same time, property crime has trended downward year over year, which is a constructive signal to monitor as part of ongoing risk assessment.
Compared with neighborhoods nationwide, the area does not rank among the higher safety percentiles; however, the recent decline in property offense rates suggests some improvement momentum. Investors should balance this mixed profile with the neighborhood’s strong occupancy backdrop when calibrating reserves and tenant-experience initiatives.
Nearby employers span biopharma, energy, and technology, supporting a diversified renter base and commute convenience for residents of workforce and professional households. The list below highlights key names within practical driving distance that can underpin demand and retention.
- Gilead Sciences — biopharma (1.4 miles)
- NRG Energy — energy (4.5 miles)
- Qualcomm — semiconductors (20.8 miles) — HQ
- Celgene Corporation — biopharma (21.4 miles)
- Sysco — foodservice distribution (22.2 miles)
3950 Waring Rd is a 38-unit asset positioned in a high-occupancy Oceanside neighborhood where renter demand is reinforced by a high-cost ownership market and a growing 3-mile household base. According to WDSuite’s CRE market data, neighborhood occupancy trends rank competitively within the metro and in the top decile nationally, supporting income durability for well-managed multifamily.
Tenure patterns show a moderate concentration of renter-occupied units locally, complemented by a broader 3-mile renter pool and rising household incomes. While neighborhood convenience retail is diffuse and safety metrics sit below national averages, recent declines in property crime and diversified nearby employers provide counterweights that can support leasing stability and retention.
- High neighborhood occupancy supports consistent cash flow potential
- High-cost ownership market sustains rental demand and pricing power
- 3-mile growth in households and incomes expands the renter pool
- Diversified employers (biopharma, energy, tech) bolster demand resilience
- Risks: below-average safety metrics and limited walkable amenities warrant prudent underwriting