| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4520 N River Rd, Oceanside, CA, 92057, US |
| Region / Metro | Oceanside |
| Year of Construction | 1984 |
| Units | 56 |
| Transaction Date | 2009-01-09 |
| Transaction Price | $6,300,000 |
| Buyer | SOUTHERN CALIFORNIA CONFERENCE OF SEVENT |
| Seller | MCDONALD ZORA J |
4520 N River Rd Oceanside Multifamily Investment
Near-full neighborhood occupancy and sustained renter demand in Oceanside support stable cash flow potential, according to WDSuite’s CRE market data. Metrics cited reflect neighborhood conditions rather than the property itself.
Located in Oceanside within the San Diego–Chula Vista–Carlsbad metro, the neighborhood posts a B rating and sits around the middle of the pack locally (ranked 269 out of 621 neighborhoods). For investors, the standout is occupancy: the neighborhood’s rate is in the top national quartile and within the top decile among 621 metro neighborhoods, signaling resilient leasing conditions that can support income stability.
Day-to-day amenities are adequate for renters: grocery and cafe density track in the top quartile nationally, while restaurants are above the national median. Average school ratings hover near 3 out of 5, slightly above national norms. These fundamentals point to livability that supports retention without relying on destination retail.
Tenure patterns indicate depth in the renter pool: roughly 46% of housing units are renter-occupied at the neighborhood level. That concentration, together with high occupancy, suggests consistent demand for multifamily product. Ownership costs are elevated (home values score in the mid-80s by national percentile and value-to-income in the low-90s), which tends to reinforce reliance on rental housing and can aid pricing power and lease-up consistency.
Property vintage matters here. The asset’s 1984 construction is slightly older than the neighborhood average year of 1987, pointing to potential capital planning and renovation upside to stay competitive against newer stock. Demographics aggregated within a 3-mile radius show modest population growth in recent years and a notable increase in households alongside smaller average household sizes, indicating a gradually diversifying renter base. Based on commercial real estate analysis from WDSuite, that combination supports ongoing demand even as unit mix and finishes may need periodic updating.
Safety indicators in this neighborhood trend below national medians, per WDSuite’s data, with property and violent offense rates comparing weaker than typical U.S. neighborhoods. However, recent year-over-year readings show improvement in violent incidents, suggesting a directional tailwind rather than a structural shift. Investors should underwrite to current realities while monitoring ongoing trends and on-the-ground management practices.
Within the San Diego metro context, results are mixed but not outlier-level. A practical approach is to emphasize proven security measures, resident engagement, and lighting/site-line enhancements in CapEx plans—especially relevant for 1980s vintage assets—to support retention and renter experience.
The area draws on a diversified employment base spanning biotech, energy, and technology, which supports renter demand through commute convenience and steady white- and blue-collar hiring. Featured employers include Gilead Sciences, NRG Energy, Qualcomm, and Sempra Energy.
- Gilead Sciences — biotech (2.9 miles)
- NRG Energy — energy & services (8.3 miles)
- Qualcomm — semiconductors & wireless (24.7 miles)
- Qualcomm — corporate offices (25.0 miles) — HQ
- Sempra Energy — utilities (37.4 miles) — HQ
This 56-unit, 1984-vintage Oceanside asset aligns with a neighborhood exhibiting high occupancy and durable renter demand, according to CRE market data from WDSuite. Elevated ownership costs locally continue to support multifamily necessity, while neighborhood amenity coverage (notably groceries and cafes) and school ratings near the national average back resident retention. The property’s slightly older vintage versus the local average (1987) points to targeted value-add and systems modernization to sharpen competitiveness.
Demographics aggregated within a 3-mile radius show a larger household count over time and smaller average household sizes, which together suggest a broadening tenant base. Forward-looking underwriting should consider affordability pressure (rent-to-income near the upper-20s percent) and mixed-but-improving safety trends, balanced against top-quartile occupancy and strong employer access across biotech, energy, and technology.
- High neighborhood occupancy supports income stability and leasing momentum
- Elevated ownership costs reinforce renter reliance and pricing power
- 1984 vintage offers value-add and CapEx-driven competitiveness versus newer stock
- 3-mile demographics point to a diversifying renter base with more, smaller households
- Risks: below-median safety metrics and affordability pressure require proactive management