| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 22nd | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 251 Autumn Dr, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 2010 |
| Units | 103 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
251 Autumn Dr San Marcos Multifamily Investment
Newer 2010 construction in a renter-heavy pocket supports durable leasing, with neighborhood occupancy holding in the low-90s according to WDSuite’s CRE market data. The location’s daily-needs access and strong grocery/park density signal steady renter demand relative to the broader San Diego metro.
Livability trends favor daily convenience: the neighborhood ranks 124th of 621 metro neighborhoods for overall amenities, placing it in the top quartile locally. Grocery and park access are particularly strong relative to both metro and national peers, while cafes and pharmacies are thinner in the immediate area. For family renters, average school ratings track below national norms, which may influence unit mix strategy and marketing toward workforce and convenience-seeking households.
Rents and occupancy in the neighborhood point to a stable demand backdrop. Neighborhood occupancy is in the low-90% range and broadly competitive for San Diego, with a modest softening over five years that suggests careful revenue management rather than structural weakness. Neighborhood NOI per unit trends score above many peer areas metro-wide, reinforcing the potential for consistent operations when assets are managed with cost discipline.
Tenure patterns indicate a very high share of renter-occupied housing units, translating to a deep tenant base and ongoing leasing velocity for multifamily. At the same time, the neighborhood’s value-to-income ratio sits high for the region and nationally, and home values are elevated, which tends to sustain reliance on rental housing and can support pricing power, particularly for well-maintained assets.
Demographic statistics aggregated within a 3-mile radius show population holding roughly steady recently, with forecasts calling for population growth of about 11.5% by 2028 and a larger increase in households (roughly 43%). A gradual reduction in average household size suggests more households forming relative to population, which typically expands the renter pool and supports occupancy stability for well-located apartments. Median incomes in the 3-mile area have been rising, which can aid absorption for quality units, though rent-to-income levels imply ongoing affordability management is prudent.
Vintage positioning is favorable: with a 2010 construction year versus an average neighborhood vintage from the late 1980s, the property should compete well against older stock on systems and finishes, while investors should still plan for targeted modernization over the hold to maintain positioning against newer deliveries.
Safety indicators are mixed and should be underwritten with care. Compared with neighborhoods nationwide, this area sits below average on safety (around the 34th percentile), and its metro crime rank is 246th of 621, which places it below the metro median. That said, recent trend data shows improvement: estimated property offenses declined meaningfully year over year, and violent offense rates also moved lower, per WDSuite’s neighborhood data.
For investors, the takeaway is to budget for security-forward operations and resident engagement while recognizing the improving trajectory. Comparative positioning within the San Diego–Chula Vista–Carlsbad metro is not among the strongest, but the directionality has been positive.
Proximity to regional employers supports commute convenience and renter retention, with a concentration in energy, biotech, food distribution, and technology that aligns with stable workforce housing demand in North County and the broader San Diego market.
- Nrg Energy — energy (8.6 miles)
- Gilead Sciences — biotech (8.6 miles)
- Sysco — foodservice distribution (15.7 miles)
- Qualcomm — semiconductors & wireless (17.0 miles) — HQ
- Celgene Corporation — biopharma (18.0 miles)
This 103-unit asset, built in 2010, offers competitive positioning against older neighborhood stock and access to a deep renter base. Elevated ownership costs in the area and strong daily-needs amenities underpin steady leasing, while neighborhood occupancy in the low-90% range indicates resilient demand. Based on CRE market data from WDSuite, local operating benchmarks compare favorably to many peer areas, suggesting potential for consistent NOI with disciplined expense control.
Forward-looking demographics aggregated within a 3-mile radius point to renter pool expansion, with population growth projected and households rising faster than population, which often supports lease-up and retention. Affordability pressure is present (rent-to-income levels near one-third), so underwriting should emphasize rent positioning, renewal strategy, and selective value-add to protect occupancy while capturing rent where justified.
- 2010 vintage outcompetes older local stock; plan targeted modernization to maintain edge
- Deep renter-occupied housing base supports steady tenant demand and leasing continuity
- Strong daily-needs access (grocery/parks/restaurants) bolsters location fundamentals
- Forecast household growth within 3 miles expands the renter pool and supports occupancy
- Risks: below-metro-average safety and affordability pressure require thoughtful rent strategy and operations