| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 47th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 854 Vine St, Oceanside, CA, 92054, US |
| Region / Metro | Oceanside |
| Year of Construction | 1988 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | $750,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
854 Vine St Oceanside Multifamily Opportunity
Neighborhood data point to a deep renter base and strong location fundamentals, according to WDSuite’s CRE market data, though occupancy varies across the area. High-cost homeownership in coastal North County supports sustained rental demand over the cycle.
Situated in Oceanside’s Urban Core, the property benefits from a renter-oriented housing stock and daily conveniences that support leasing. The neighborhood reports about 58% of housing units as renter-occupied, signaling depth for multifamily demand rather than individual preference, and restaurants and groceries are dense by regional standards. Nearby schools trend below the national average, which may shape tenant profiles toward workforce and lifestyle renters rather than school-driven demand.
Retail and services are a clear strength: dining and grocery options rank in the top tier nationally, while pharmacies and cafés are also well represented. Park access within the neighborhood is limited, so outdoor recreation demand may be met by Oceanside’s coastal amenities and regional parks. Median contract rents in the neighborhood sit on the higher end versus many U.S. locations, yet remain supported by local incomes and coastal employment access.
Ownership costs are elevated compared with national norms, and the value-to-income profile is high for the area. For multifamily investors, this dynamic typically sustains renter reliance on apartments and can aid lease retention and pricing power through cycles, especially for well-maintained assets. The property’s 1988 vintage is newer than the neighborhood’s average construction year (1979), suggesting relative competitiveness versus older stock; however, investors should underwrite ongoing system updates and modernization to maintain positioning.
Demographic statistics aggregated within a 3-mile radius show recent population softness alongside a modest increase in household counts and a smaller average household size. Forward-looking projections indicate growth in population and households by the middle of the decade, implying a larger tenant base and incremental support for occupancy stability. These trends, combined with sustained renter concentration, point to durable demand drivers for professionally managed multifamily.
Safety metrics for the neighborhood sit below national medians, with both violent and property offense rates comparing unfavorably to many U.S. neighborhoods. That said, year-over-year trends show improvement, including notable declines in estimated violent incidents and double-digit reductions in property offenses, indicating momentum in the right direction. Investors should evaluate block-level conditions during due diligence and consider standard security and lighting upgrades to support resident retention.
Proximity to life sciences, energy, and technology employers supports a diversified renter pool and commute convenience for workforce tenants. Key nearby employment nodes include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sempra Energy.
- Gilead Sciences — biotech (4.2 miles)
- NRG Energy — energy (5.4 miles)
- Qualcomm — telecommunications & semiconductors (22.6 miles) — HQ
- Celgene — biotech (23.0 miles)
- Sempra Energy — utilities (34.6 miles) — HQ
This 96-unit asset with average homes around 700 square feet aligns with renter demand in a coastal Southern California submarket where elevated ownership costs reinforce reliance on multifamily housing. Based on CRE market data from WDSuite, the neighborhood skews renter-occupied and offers strong access to food, pharmacy, and daily services, supporting tenant retention even as broader occupancy can fluctuate locally.
The 1988 vintage is newer than the neighborhood’s older baseline, which supports competitive positioning versus legacy stock while warranting targeted capital planning for building systems and finishes. Within a 3-mile radius, household counts have been edging up despite a smaller overall population, and projections call for growth ahead—an indicator of a gradually expanding renter pool that can aid leasing stability for well-managed communities.
- Renter-oriented neighborhood with dense daily amenities supports demand depth and retention.
- Elevated home values in coastal North County sustain rental demand and pricing power potential.
- 1988 construction offers a competitive edge versus older stock, with value-add via modernization.
- 3-mile trends point to future population and household growth, expanding the renter pool.
- Risk: neighborhood safety sits below national medians; underwriting should include security and operating contingencies.