| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 47th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 430 Brooks St, Oceanside, CA, 92054, US |
| Region / Metro | Oceanside |
| Year of Construction | 1985 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $466,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
430 Brooks St Oceanside Multifamily Investment
Elevated local home values and a high renter-occupied share in the neighborhood point to a durable tenant base and pricing power, according to WDSuite’s CRE market data. The location’s urban core amenities further support demand for efficient units.
Positioned in Oceanside’s Urban Core, the property sits in a neighborhood rated B+ and is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (rank 165 of 621). Amenity access is a clear strength: dining, grocery, and daily-needs options test in the top quartile nationally by density, supporting renter convenience and lease retention.
The asset’s 1985 vintage is newer than the neighborhood’s average 1979 construction year, offering relative competitiveness versus older stock; investors should still plan for selective system updates and modernization to drive rent premiums. Average unit sizes at 584 square feet align with demand for efficient coastal units, often appealing to singles and couples seeking location over space.
Neighborhood data indicates a deep renter pool: renter-occupied housing units account for a high share of local stock (93rd percentile nationally), which typically supports consistent leasing velocity and renewal potential. At the same time, the neighborhood occupancy reading ranks in the lower half of the metro (571 of 621), suggesting some near-term lease-up and management focus may be required to capture available demand.
Within a 3-mile radius, recent trends show a shift toward smaller households and a rising income profile, with households projected to increase alongside modest population growth. This combination generally expands the tenant base for smaller floor plans and supports rent growth. Elevated ownership costs relative to incomes (top percentile nationally for value-to-income) reinforce renter reliance on multifamily housing, which can aid pricing discipline and retention in coastal submarkets.
Amenities are a differentiator: restaurants and groceries rank in the mid-90s national percentiles, cafes and pharmacies also score well, and access patterns are consistent with an urban coastal location. School ratings trend below national averages, which can influence family-oriented demand, but proximity to services and employment hubs offsets with strong appeal to working professionals.
Safety indicators are mixed but improving. The neighborhood’s crime rank sits in the lower, less favorable half of the metro (156 of 621), and both violent and property offense rates benchmark below national safety percentiles. However, year-over-year trends show meaningful improvement, with notable declines in estimated violent and property offenses, indicating a positive directional shift to monitor.
For investors, the takeaway is prudent risk management rather than avoidance: emphasize lighting, access control, and resident engagement, and underwrite stabilization assumptions that reflect current conditions while recognizing recent improvements.
Nearby life sciences, energy, and technology employers create a diversified employment base that supports renter demand and commute convenience for residents. The list below highlights key drivers within commuting range that align with workforce housing dynamics.
- Gilead Sciences — biotech/pharma (4.3 miles)
- NRG Energy — energy services (5.6 miles)
- Qualcomm — wireless & semiconductors (22.8 miles) — HQ
- Celgene Corporation — biotech/pharma (23.2 miles)
- Sysco — food distribution (25.5 miles)
This 26-unit, 1985-vintage asset offers a location-driven thesis in Oceanside’s Urban Core: strong amenity access, high renter concentration, and elevated ownership costs that underpin multifamily demand. According to CRE market data from WDSuite, the neighborhood performs competitively within the metro on overall quality while showing top-quartile amenity density nationally—factors that support leasing velocity for efficient floor plans. While the neighborhood’s occupancy reading trails the metro median, the combination of a large renter base and projected household growth within a 3-mile radius points to stabilization potential with active management.
The vintage is newer than the neighborhood average, providing a competitive position versus older product and creating a clear value-add path through targeted interior updates and operational improvements. Ownership costs remain high relative to incomes, reinforcing reliance on rental housing and supporting pricing power for well-executed renovations. Key risks include below-average school ratings, current safety metrics that lag national benchmarks despite recent improvement, and the need for disciplined leasing and expense control to capture demand.
- Location-driven demand: urban coastal amenities with top-quartile national access to dining and groceries
- Renter depth: high neighborhood renter-occupied share supports leasing velocity and renewals
- Value-add path: 1985 vintage allows targeted upgrades to enhance competitiveness and rents
- Long-term fundamentals: projected household growth within 3 miles expands the tenant base
- Risks to monitor: current neighborhood occupancy and safety benchmarks below averages; active management required