| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 22nd | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 W San Marcos Blvd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1974 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $1,004,000 |
| Buyer | LEWIS ELSBREE |
| Seller | --- |
250 W San Marcos Blvd, San Marcos CA Multifamily Investment
Neighborhood demand is supported by dense daily-needs retail and dining plus a high-cost ownership market that tends to sustain renter reliance, according to WDSuite’s commercial real estate analysis.
San Marcos sits within the San Diego–Chula Vista–Carlsbad metro and this Urban Core neighborhood shows solid livability markers for workforce renters. Daily-needs access is a strength: grocery options rank among the highest nationally and restaurant density is also strong, while park access is competitive. Cafés and pharmacies are thinner locally, so convenience skews toward supermarkets, childcare, and dining rather than specialty retail.
From an investment lens, neighborhood occupancy trends remain above national norms, which supports income stability at the area level rather than at this specific property. Median contract rents in the neighborhood track well above the U.S. average (upper-national percentile), reinforcing pricing power potential when combined with steady renter demand, based on CRE market data from WDSuite.
Ownership costs in the area are elevated relative to national benchmarks, which typically sustains rental demand and can aid lease retention for well-managed assets. However, average school ratings in the neighborhood trail national averages, which may shape the tenant mix more toward adult households and workforce renters than school-driven movers.
Demographic statistics aggregated within a 3-mile radius indicate modest recent population growth and a projected increase in both households and incomes over the next several years. A rising household base and smaller average household sizes point to a larger tenant pool and support for occupancy stability, while rent levels remain elevated enough to warrant attentive lease management.
Safety metrics for the neighborhood trend below national averages, with both violent and property incident rates comparing weakly at the national level. That said, WDSuite’s CRE data shows year-over-year improvement in estimated rates for both categories, which suggests conditions have been moving in a favorable direction recently.
Within the San Diego–Chula Vista–Carlsbad metro, the area’s standing is mixed compared with peer neighborhoods, and investors should underwrite for prudent security measures and tenant screening while recognizing the recent downward trend in estimated incidents.
The employment base nearby blends energy, life sciences, food distribution, and technology, supporting a diverse renter pool and commute convenience for workforce tenants. Employers listed below reflect the nearest sizable corporate operations in the area.
- NRG Energy — energy services (8.7 miles)
- Gilead Sciences — biopharma offices (8.7 miles)
- Sysco — food distribution (15.6 miles)
- Qualcomm — technology & engineering (16.9 miles) — HQ
- Celgene Corporation — biopharma offices (17.9 miles)
This 22-unit, 1974-vintage asset in San Marcos offers durable renter appeal anchored by dense daily-needs retail, strong restaurant presence, and metro connectivity. The vintage implies potential value-add through unit and systems modernization; in a submarket where ownership costs are elevated versus national benchmarks, well-executed renovations can capture demand from renters who remain in the market longer. Neighborhood occupancy is above national norms, supporting income consistency at the area level, according to CRE market data from WDSuite.
Demographic statistics within a 3-mile radius show a growing household base and rising incomes, expanding the tenant pool and supporting rent growth management over time. School ratings are comparatively low and local safety ranks below national averages, so underwriting should include pragmatic assumptions for turn costs, security, and targeted marketing to workforce segments.
- Dense grocery, dining, and park access underpin daily convenience that supports leasing velocity
- Elevated ownership costs reinforce multifamily demand and potential lease retention
- 1974 vintage offers value-add upside through interior and building-system upgrades
- Area-level occupancy above national norms supports income stability per WDSuite
- Risks: below-average safety and school ratings; manage with security, targeted tenanting, and conservative turns