| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 60th | Fair |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 450 Liberty Dr, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1987 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
450 Liberty Dr San Marcos CA Multifamily Investment
This 27-unit property built in 1987 sits in a neighborhood with 95.6% occupancy and median rents of $1,844, according to CRE market data from WDSuite.
The San Marcos neighborhood ranks in the top quartile nationally for housing metrics and maintains a B+ rating among 621 San Diego metro neighborhoods. With 95.6% occupancy rates and median contract rents of $1,844, the area demonstrates stable rental demand fundamentals. The 41.3% share of renter-occupied housing units provides a consistent tenant base for multifamily properties.
Built in 1987, this property aligns with the neighborhood's average construction year of 1994, positioning it within established building stock that may present value-add renovation opportunities for investors focused on capital improvements. Demographics within a 3-mile radius show a median household income of $100,097 with projected growth to $152,401 by 2028, supporting rental pricing power as the renter pool expands.
The neighborhood scores in the 84th percentile nationally for school ratings, averaging 4.0 out of 5, which enhances tenant appeal for families. Amenity access includes 2.22 childcare facilities per square mile, ranking in the 94th percentile nationally, though cafe and pharmacy density remains limited. Home values averaging $786,023 with strong appreciation trends reinforce rental demand by maintaining elevated ownership costs that sustain renter reliance on multifamily housing.
The neighborhood ranks 117th among 621 San Diego metro neighborhoods for overall crime metrics, placing it above the metro median. Property offense rates have declined 24.3% year-over-year, indicating improving conditions, while violent crime rates have decreased 34.0% over the same period, ranking in the 77th percentile nationally for crime reduction trends.
Current property offense rates remain elevated compared to national averages, ranking in the 15th percentile nationwide. However, the consistent downward trajectory in both property and violent crime rates suggests positive momentum that may support tenant retention and leasing stability over time.
The San Marcos area benefits from proximity to major corporate employers, with biotechnology and technology companies providing workforce housing demand within commuting distance of the property.
- Gilead Sciences — biotechnology (8.3 miles)
- Nrg Energy — energy services (8.5 miles)
- Sysco — food distribution (16.1 miles)
- Qualcomm — technology headquarters (17.4 miles) — HQ
- Celgene Corporation — biotechnology (18.3 miles)
This 27-unit property built in 1987 presents value-add potential in a neighborhood demonstrating solid occupancy fundamentals at 95.6%. The San Marcos location benefits from proximity to major employers including Qualcomm headquarters and Gilead Sciences, supporting workforce housing demand. Demographics within a 3-mile radius project household income growth from $100,097 to $152,401 by 2028, indicating strengthening rental pricing power as the area attracts higher-income renters.
The neighborhood's 1987 vintage aligns with area norms while offering renovation upside for investors focused on capital improvements. Strong school ratings averaging 4.0 out of 5 enhance family appeal, while elevated home values averaging $786,023 maintain ownership barriers that sustain rental demand. However, investors should monitor crime trends and limited walkable amenities that may impact tenant preferences.
- Stable 95.6% neighborhood occupancy supports consistent cash flow
- Proximity to major employers including Qualcomm and Gilead Sciences
- 1987 construction year offers value-add renovation opportunities
- Projected household income growth to $152,401 by 2028
- Risk consideration: Limited walkable amenities may affect tenant retention