| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 22nd | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 360 W San Marcos Blvd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1981 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
360 W San Marcos Blvd, San Marcos CA Multifamily
Neighborhood data points to steady renter demand and above-midpoint occupancy at the neighborhood level, according to WDSuite’s CRE market data, supporting durable cash flow for a 26-unit asset in a high-cost ownership market.
Situated in the San Diego–Chula Vista–Carlsbad metro, the neighborhood surrounding 360 W San Marcos Blvd rates B- with a mix of Urban Core conveniences and stable renter dynamics. Neighborhood occupancy is in the low-90s and sits above the national midpoint, while the share of housing units that are renter-occupied is very high locally, indicating a deep tenant base and support for leasing velocity and retention over time.
Convenience retail and daily-needs access are a relative strength. Grocery store density ranks 13th out of 621 metro neighborhoods (top local tier) and restaurants index near the top of the metro as well, which typically helps sustain day-to-day livability and supports workforce renters. By contrast, cafes and pharmacies are thinner in the immediate area, so residents rely more on nearby submarkets for those services. Average school ratings trend below national norms, which investors should consider when targeting family-oriented unit mixes and amenities.
On costs and income context, elevated home values in the neighborhood (upper national percentile) reinforce reliance on multifamily housing, generally supporting pricing power and lease-up stability. Rent-to-income levels sit on the higher side, implying some affordability pressure that calls for disciplined lease management and amenity-driven differentiation rather than outsized rent pushes.
Demographics aggregated within a 3-mile radius point to a large and diversified population with a growing household base and higher-income segments expanding. Projections indicate continued population and household growth through 2028, which should translate into a larger tenant pool and support occupancy stability and absorption for renovated product.
Safety trends are mixed and should be underwritten with care. The neighborhood’s crime ranking is 246 out of 621 metro neighborhoods, indicating a tougher safety profile relative to much of the metro. Nationally, safety metrics place the area below the midpoint; however, recent year-over-year data show improvement, with both violent and property offenses trending lower, suggesting gradual progress rather than a structural shift.
For investors, this means applying prudent security and site-management measures, evaluating lighting and access controls, and calibrating renovation scope to resident expectations in Urban Core locations where comparative safety is improving but still trails metro leaders.
Nearby employers support a broad professional and industrial workforce, underpinning renter demand via commute convenience to energy, life sciences, distribution, and technology clusters.
- Nrg Energy — energy (8.5 miles)
- Gilead Sciences — biotech/pharma (8.6 miles)
- Sysco — food distribution (15.6 miles)
- Qualcomm — wireless/semiconductors (16.8 miles) — HQ
- Celgene Corporation — biopharma (17.8 miles)
Built in 1981, the property is older than the neighborhood’s average vintage, which creates clear value-add potential through targeted renovations and systems upgrades while maintaining competitive positioning against aging stock. At the neighborhood level, occupancy sits above the national midpoint and the share of renter-occupied housing units is very high, indicating depth in the tenant base and support for leasing stability. Elevated home values locally point to a high-cost ownership market that tends to sustain rental demand; however, higher rent-to-income ratios suggest careful rent-setting and amenity strategy will be important for retention.
According to CRE market data from WDSuite, daily-needs access (especially grocery and restaurants) is a local advantage, and 3-mile demographics show a growing household base with rising incomes, expanding the renter pool over the medium term. Combined with proximity to regional employers, this supports an execution plan centered on value-add upgrades, operational efficiency, and prudent risk management.
- Older 1981 vintage offers renovation and value-add upside
- Above-midpoint neighborhood occupancy and high renter concentration support leasing stability
- Strong daily-needs access (grocery/restaurants) and employer proximity bolster demand
- 3-mile household growth and rising incomes expand the tenant base over time
- Risks: below-metro safety standing and higher rent-to-income require disciplined operations