| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 60th | Fair |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 468 N Twin Oaks Valley Rd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1986 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
468 N Twin Oaks Valley Rd San Marcos Multifamily Investment
Neighborhood occupancy trends are above the metro median, supporting leasing stability for this submarket, according to WDSuite’s CRE market data. A balanced renter concentration in the area points to a deep tenant base without overreliance on transient demand.
The property sits in an Inner Suburb location within the San Diego–Chula Vista–Carlsbad metro, rated B+ and competitive among 621 metro neighborhoods. Neighborhood occupancy is above the metro median, which supports cash flow consistency at stabilized assets and reduces lease-up risk for well-positioned renovations.
Daily needs are serviceable: grocery access and parks test above national medians, and childcare density ranks in the top quartile nationally. The local cafe and pharmacy counts are thinner, so residents may rely more on short drives than walk-to options. Public schools average 4.0 out of 5 and land in the top quartile nationally, a draw for family renters and an anchor for longer average tenures.
Within a 3-mile radius, households have grown in recent years and are projected to expand further through the mid-term, while average household size trends lower. For investors, that combination typically widens the renter pool and supports occupancy stability. Median household incomes are strong and rising, and the neighborhood’s rent-to-income positioning suggests manageable affordability pressure, which can aid retention and measured pricing power.
Ownership costs are elevated relative to local incomes, and median home values sit in a high national percentile. In practice, this high-cost ownership market tends to reinforce reliance on multifamily housing, supporting demand depth and lease stability for well-maintained assets.
Vintage considerations: the neighborhood’s average construction year skews to the early 1990s, while this asset was built in 1986. That older vintage points to potential capital planning needs but also clear value-add and modernization upside to remain competitive versus newer stock. Renter-occupied units account for roughly two-fifths of area housing, indicating a substantial tenant base without oversaturation of rentals.
Safety outcomes benchmark below the national median for neighborhoods, based on WDSuite’s CRE market data. However, recent trends show meaningful year-over-year declines in both violent and property offenses, which is constructive for underwriting and risk management.
Within the San Diego metro context, conditions can vary block to block; investors typically address this with targeted measures such as lighting, access controls, and community standards, and by calibrating insurance and security budgets accordingly. Interpreting national percentiles, the area is not among the top quartile for safety today, but the downward trend in estimated offense rates is a positive directional signal.
Proximity to regional employers supports renter demand via manageable commutes for biotech, energy, distribution, and technology workers. The following nearby employers anchor the area’s employment base referenced here.
- Gilead Sciences — biotech/pharma (8.8 miles)
- NRG Energy — energy (9.0 miles)
- Sysco — food distribution (15.7 miles)
- Qualcomm — wireless & semiconductors (17.2 miles) — HQ
- Celgene Corporation — biopharma (18.2 miles)
468 N Twin Oaks Valley Rd is a 92-unit 1986 vintage asset positioned in a B+ Inner Suburb of the San Diego metro. The neighborhood posts above-median occupancy and strong school ratings, while elevated ownership costs and solid incomes sustain renter reliance on multifamily housing. According to CRE market data from WDSuite, the submarket’s rent-to-income positioning indicates manageable affordability pressure, supporting retention and measured rent growth for well-located, well-managed properties.
The 1986 vintage is older than the neighborhood average and may require targeted capital planning; in turn, that creates clear value-add levers (unit interiors, systems, and curb appeal) to compete with newer stock. Forward-looking household growth within a 3-mile radius suggests a larger tenant base over the next several years, which can underpin occupancy stability if operations and positioning remain disciplined.
- Above-median neighborhood occupancy supports stable cash flow potential
- High-cost ownership market reinforces depth of renter demand and lease retention
- Strong schools and family-friendly amenities bolster tenant stickiness
- 1986 vintage offers value-add and modernization upside relative to 1990s stock
- Risks: safety benchmarks below national median and thinner walkable amenities; underwrite security and rely on drivability