| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 22nd | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 305 W San Marcos Blvd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1986 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | $5,000,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
305 W San Marcos Blvd San Marcos Multifamily Investment
This 100-unit property benefits from strong renter concentration and elevated home values that sustain rental demand in San Diego's inland market, according to WDSuite's CRE market data.
The San Marcos neighborhood demonstrates strong fundamentals for multifamily investors, ranking in the top quartile among 621 metro neighborhoods for housing metrics. With 88.6% of housing units occupied by renters—the highest concentration in the metro—the area provides a deep tenant base that supports occupancy stability and lease renewal rates.
Constructed in 1986, this property aligns with the neighborhood's average construction year of 1988, indicating consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The surrounding area offers excellent amenity access, ranking 124th of 621 neighborhoods, with exceptional density of childcare facilities and grocery stores that enhance tenant retention appeal.
Demographics within a 3-mile radius show a stable population base of approximately 75,000 residents, with projected household growth of 43% through 2028. This expansion translates to an additional 10,560 households entering the market, supporting continued rental demand. Current median household incomes of $105,348 provide solid tenant income levels, while elevated home values averaging $573,500 limit ownership accessibility and reinforce reliance on rental housing.
Neighborhood-level occupancy trends remain solid at 93.3%, though rent-to-income ratios of 31% suggest affordability pressures that require careful lease management considerations. The area's high renter concentration and projected household growth provide fundamental support for multifamily performance despite these affordability dynamics.
The neighborhood's safety profile presents mixed indicators that investors should monitor. Property crime rates rank 476th of 621 metro neighborhoods, indicating elevated levels compared to regional averages. However, recent trends show improvement, with property crime declining 22.6% year-over-year, suggesting positive momentum in community safety conditions.
Violent crime rates similarly rank toward the lower end at 516th of 621 neighborhoods, though they have also shown recent improvement with an 8.3% year-over-year decline. While these safety metrics warrant attention in tenant screening and property management protocols, the improving trend direction provides some reassurance for long-term investment planning.
The San Marcos area benefits from proximity to major corporate employers across technology, energy, and healthcare sectors that provide stable employment for potential tenants.
- Nrg Energy — energy services (8.6 miles)
- Gilead Sciences — biotechnology (8.8 miles)
- Sysco — food distribution (15.5 miles)
- Qualcomm — telecommunications technology (16.7 miles) — HQ
- Sempra Energy — utilities (28.9 miles) — HQ
This San Marcos property offers compelling fundamentals driven by the neighborhood's exceptional renter concentration of 88.6%—the highest in the metro—which creates a deep tenant pool and supports occupancy stability. Projected household growth of 43% through 2028 within the 3-mile radius indicates expanding rental demand, while elevated home values averaging $573,500 sustain tenant reliance on multifamily housing options.
The 1986 construction year presents value-add renovation opportunities for investors seeking to enhance unit amenities and capture rent premiums. Strong amenity density, including top-tier access to childcare and grocery facilities, supports tenant retention in this Urban Core location. CRE market data from WDSuite validates the neighborhood's top-quartile housing performance among 621 metro areas, though investors should monitor affordability pressures reflected in 31% rent-to-income ratios.
- Highest renter concentration in metro at 88.6% provides deep tenant base
- 43% projected household growth through 2028 expands rental demand
- Value-add potential through property improvements given 1986 vintage
- Elevated home values sustain rental demand over ownership options
- Risk: Affordability pressures require active lease management strategies