| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 58th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 580 Los Vallecitos Blvd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1991 |
| Units | 58 |
| Transaction Date | 2022-04-07 |
| Transaction Price | $19,531,500 |
| Buyer | NCSVI LLC |
| Seller | BARNET LAURIE K |
580 Los Vallecitos Blvd, San Marcos Multifamily Investment
Neighborhood renter demand is deep and occupancy has been resilient, according to CRE market data from WDSuite, supporting stable operations for well-positioned assets. Metrics cited refer to the surrounding neighborhood and not the property itself.
Situated in San Marcos within the San Diego–Chula Vista–Carlsbad metro, the neighborhood rates competitive among 621 metro neighborhoods (ranked 144 of 621). Investors benefit from strong daily-life convenience: restaurant and cafe density ranks near the top of the metro (restaurant rank 45/621; cafe rank 30/621) with grocery options also strong (rank 75/621), while park access trends in the top quartile nationally. A practical note: pharmacy presence is limited locally, which may modestly affect resident convenience.
Multifamily fundamentals are supportive. Neighborhood occupancy is above the national median and has firmed over the past five years, reinforcing baseline stability for well-run assets. The share of housing units that are renter-occupied is high (renter concentration in the top few percent of neighborhoods nationally), indicating a deep tenant base that can support leasing velocity and renewal capture; this is neighborhood-level tenure data, not property occupancy.
Demographic statistics aggregated within a 3‑mile radius point to gradual population growth recently with a larger expansion projected ahead. Households increased over the past five years and are projected to rise materially by 2028 alongside higher incomes, expanding the potential renter pool and supporting demand for quality units and amenities. Smaller average household sizes are expected over the forecast period, which can favor absorption of well-designed one- and two-bedroom product.
Ownership costs in the area are elevated relative to many U.S. markets, and neighborhood rents have trended upward, which can sustain rental demand but introduces affordability pressure for some cohorts. For investors, that mix typically supports pricing power for well-managed assets while underscoring the importance of renewal strategy and product differentiation.
Safety metrics should be viewed in context. Compared with neighborhoods nationwide, this area trends below average on safety measures; within the San Diego metro it ranks in the weaker cohort for both violent and property offense rates (violent rank 585 of 621; property rank 608 of 621). Recent year-over-year shifts show declines in both violent and property offense rates, suggesting incremental improvement, but risk management and resident experience initiatives remain important considerations.
The employment base nearby spans energy, life sciences, food distribution, and technology, supporting renter demand through commute convenience and diversified industries. Notable nearby employers include NRG Energy, Gilead Sciences, Sysco, Qualcomm, and Celgene Corporation.
- NRG Energy — energy services (8.1 miles)
- Gilead Sciences — biotechnology (8.3 miles)
- Sysco — food distribution (15.8 miles)
- Qualcomm — telecommunications & chip design (16.8 miles) — HQ
- Celgene Corporation — biopharma (17.8 miles)
580 Los Vallecitos Blvd is a 58‑unit, 1991‑vintage asset in an amenity-rich inner‑suburban pocket of North County San Diego. The property’s vintage is slightly newer than the neighborhood average, offering competitive positioning versus older stock while leaving room for targeted modernization to enhance rent achievement and operating durability. Neighborhood occupancy sits above the national median with five‑year gains, and renter concentration is high, indicating a broad tenant base for sustained leasing. According to CRE market data from WDSuite, nearby amenities and employer access are strong relative to the metro, reinforcing resident retention.
Within a 3‑mile radius, households have grown and are projected to increase meaningfully alongside rising incomes, pointing to a larger tenant base over the next cycle. At the same time, elevated rent-to-income dynamics in the neighborhood call for disciplined pricing and renewal management. Crime trends remain weaker than metro norms but have improved year over year; investors should weigh this against the submarket’s demand depth and convenience.
- 1991 vintage with value‑add and systems‑refresh potential versus older local stock
- Neighborhood occupancy above national median and a high share of renter‑occupied units supports leasing stability
- Amenity density and proximity to energy, life sciences, distribution, and tech employers bolster retention
- 3‑mile household and income growth outlook expands the potential renter pool
- Risks: below‑average safety metrics and affordability pressure require active management and resident‑experience focus