| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 22nd | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 417 Autumn Dr, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 2013 |
| Units | 57 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
417 Autumn Dr, San Marcos CA Multifamily Investment
2013 construction in a high-cost ownership pocket of North County positions this 57-unit asset to capture durable renter demand, according to WDSuite’s CRE market data.
Situated in San Marcos within the San Diego–Chula Vista–Carlsbad metro, the neighborhood rates B- and trends competitive among 621 metro neighborhoods, with occupancy holding slightly above the national median. Grocery, dining, and park access score in the top percentiles nationally, while cafes and pharmacies are thinner nearby—supporting daily needs but with mixed retail depth.
Renter demand is reinforced by a high-cost ownership market (home values and value-to-income both in the upper national percentiles). For multifamily investors, elevated ownership costs tend to sustain reliance on rentals and aid pricing power, while still requiring attention to rent-to-income ratios for retention and renewal strategy.
Within a 3-mile radius, households have grown in recent years and are projected to increase meaningfully over the next five years, with a modest downshift in average household size. This combination points to a larger tenant base and more renters entering the market, which supports occupancy stability and lease-up resilience.
Schools in the immediate area trend below national averages, which may influence unit mix performance for family-oriented product. Amenity coverage is strong for grocery, dining, parks, and childcare, aligning with workforce housing needs and day-to-day convenience, while suggesting limited upside from café and pharmacy additions in the immediate vicinity.
The property’s 2013 vintage is newer than the neighborhood’s average stock (late-1980s), offering relative competitiveness versus older assets. Investors should still plan for mid-life system updates over the next hold period but can generally expect reduced near-term capital intensity compared with older comparables.
Neighborhood safety indicators sit below national percentiles, indicating a higher-than-average crime environment relative to U.S. neighborhoods. Within the metro context (621 neighborhoods), the area ranks in the less favorable half for crime. For underwriting, prudent measures include conservative loss assumptions and emphasis on security, lighting, and tenant engagement.
Recent trends are directionally positive, with both property and violent offense rates showing year-over-year declines. While one year does not establish a cycle, the improvement is a constructive signal to monitor alongside leasing performance and resident feedback.
Proximity to life sciences, energy, distribution, and technology employers supports a diversified renter base and commute convenience. Nearby anchors include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biopharma (8.5 miles)
- NRG Energy — power & utilities (8.5 miles)
- Sysco — food distribution (15.8 miles)
- Qualcomm — wireless technology (17.1 miles) — HQ
- Celgene Corporation — biopharma (18.0 miles)
This 57-unit asset benefits from newer 2013 construction relative to the area’s predominantly late-1980s stock, giving it a competitive position on curb appeal and near-term capital needs. Neighborhood occupancy trends are above the national median, and according to CRE market data from WDSuite, local rents and home values sit in higher national percentiles—typical of a high-cost ownership market that reinforces rental demand and supports pricing discipline when paired with active lease management.
Within a 3-mile radius, projections indicate meaningful population growth and a substantial increase in households over the next five years, alongside a gradual reduction in average household size. For investors, this suggests a larger tenant base and added depth for smaller floor plans over time. Primary risks to underwrite include below-average school ratings, safety metrics that trail national benchmarks, and affordability pressure that calls for measured rent steps and attention to retention.
- 2013 vintage offers competitive positioning versus older local stock with manageable near-term capex
- High-cost ownership market supports sustained renter demand and pricing discipline
- 3-mile outlook shows population and household growth, expanding the tenant base
- Amenity strength in groceries, dining, parks, and childcare aligns with workforce demand
- Risks: below-average school ratings, safety below national benchmarks, and rent-to-income pressure