| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 S Rancho Santa Fe Rd, San Marcos, CA, 92078, US |
| Region / Metro | San Marcos |
| Year of Construction | 2006 |
| Units | 120 |
| Transaction Date | 2002-11-07 |
| Transaction Price | $130,000 |
| Buyer | RSF VILLAGE PARTNERS LP |
| Seller | ROLLER THOMAS K |
500 S Rancho Santa Fe Rd, San Marcos — 2006 Multifamily Opportunity
Inner-suburb location with strong amenity access and a renter base that supports demand at the neighborhood level, according to WDSuite’s CRE market data. Neighborhood occupancy and tenure metrics reflect local dynamics rather than property performance.
The property sits in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro with a B neighborhood rating, offering daily convenience that tends to support leasing. Neighborhood amenities are notably dense: grocery, restaurant, cafe, childcare, and pharmacy access benchmark in the top quartile nationally, with grocery and restaurants especially strong. Park access is limited, which may modestly reduce open-space appeal but is often offset by retail and services concentration in similar suburban corridors.
Renter-occupied housing in the immediate neighborhood is meaningful, signaling a viable tenant base for multifamily. Within a 3-mile radius, household counts have increased in recent years and are projected to grow further by 2028, indicating a larger tenant pool and supporting occupancy stability. These demographic statistics are aggregated within a 3-mile radius and suggest continued depth for workforce and lifestyle renters.
Neighborhood rents benchmark above national medians while home values reflect a high-cost ownership market for the region. In investor terms, elevated ownership costs can reinforce reliance on rental housing and support retention, though operators should monitor rent-to-income dynamics to manage pricing power and renewal risk.
Occupancy at the neighborhood level has been in the low-90s with some softening over the last five years. Relative to the metro’s 621 tracked neighborhoods, amenity density ranks competitively, while demographics and safety indicators are below national medians; underwriting should weigh strong service access and renter depth against these softer signals. Insights reflect neighborhood-level performance, based on CRE market data from WDSuite.
Safety indicators for this neighborhood trend below national medians, and the area ranks on the less favorable side of the San Diego–Chula Vista–Carlsbad metro distribution. However, both property and violent offense rates have declined over the past year, suggesting some improvement in trend. Compared with neighborhoods nationwide, current readings sit in lower national percentiles, so operators often emphasize lighting, access controls, and community engagement to support tenant retention.
Framing this comparatively: among 621 metro neighborhoods, this area performs below the metro median on safety, while recent year-over-year declines in estimated offense rates point to incremental progress. These are neighborhood-level conditions rather than property-specific outcomes.
Nearby employers span energy, life sciences, food distribution, and technology, providing a diversified employment base that supports renter demand and commute convenience for workforce tenants. The list below reflects key names within practical driving distance.
- NRG Energy — energy (6.4 miles)
- Gilead Sciences — biotechnology (7.1 miles)
- Sysco — food distribution (16.4 miles)
- Qualcomm — wireless technology (16.5 miles) — HQ
- Celgene Corporation — biopharma (17.4 miles)
Built in 2006, this 120-unit asset offers more modern construction than much of the surrounding 1980s-vintage stock, which can enhance competitive positioning while still leaving room for targeted upgrades as systems age. The Inner Suburb location pairs high everyday convenience with a renter base that supports leasing, and within a 3-mile radius WDSuite indicates population and household growth through 2028, expanding the tenant pool and supporting occupancy stability.
At the neighborhood level, rents sit above national medians and ownership remains high-cost for the region, factors that can sustain rental demand and lease retention. According to CRE market data from WDSuite, amenity access is a relative strength, while safety readings and recent softness in neighborhood occupancy warrant prudent underwriting and active management to protect cash flow.
- 2006 construction offers competitive finishes/systems versus older local stock, with selective value-add potential.
- Inner-suburb location with top-tier retail and service density supports leasing velocity and daily convenience.
- 3-mile population and household growth enlarges the renter pool, supporting occupancy stability over the medium term.
- High-cost ownership context can reinforce renter reliance, aiding retention and pricing power management.
- Risks: below-median safety metrics and recent neighborhood occupancy softening call for focused operations and security enhancements.