| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 52nd | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 650 Vineyard Rd, San Marcos, CA, 92069, US |
| Region / Metro | San Marcos |
| Year of Construction | 1999 |
| Units | 62 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
650 Vineyard Rd San Marcos Multifamily Investment
Neighborhood-level rents and ownership costs point to durable renter demand, according to WDSuite’s CRE market data, with occupancy near metro norms and a sizable renter-occupied housing base supporting leasing stability.
The property sits in San Marcos within the San Diego–Chula Vista–Carlsbad metro. Neighborhood fundamentals indicate steady renter demand: occupancy is around the metro median (ranked 474 out of 621 metro neighborhoods), and renter-occupied housing accounts for a meaningful share of units (ranked 180 out of 621), which is competitive among San Diego neighborhoods for sustaining a tenant base.
Local amenity density inside the immediate neighborhood is limited, with few cafes, grocers, restaurants, and parks recorded by WDSuite. Residents typically access services along nearby commercial corridors rather than within a short walk. For investors, this often shifts the value proposition toward unit features, parking, and connectivity by car.
Relative to national benchmarks, neighborhood housing metrics score well: housing quality indicators sit in the top quartile nationally, while both median rents and home values trend high versus U.S. norms. Elevated ownership costs in the area tend to reinforce reliance on multifamily housing, supporting pricing power when managed carefully.
Demographic statistics aggregated within a 3-mile radius show modest population growth historically and an outlook for further increases alongside a rising household count. A gradual reduction in average household size points to more households over time, which can expand the renter pool and support occupancy.
Construction timing around the submarket averages the early 1990s. With a 1999 vintage, this asset is somewhat newer than the neighborhood average, which can be advantageous versus older stock; investors should still plan for targeted modernization of systems and finishes to remain competitive.
Safety trends are mixed. Within the San Diego metro, this neighborhood ranks 67 out of 621 for crime, indicating higher-than-metro-average incident rates. Nationally, overall safety performance is around the middle of the pack (roughly the 48th percentile), but recent data shows meaningful improvement in property offenses over the last year, suggesting a positive directional trend.
Investors should underwrite with prudent security and operating assumptions while noting the recent decline in property crime, which may aid retention and asset operations if the trend persists.
Nearby employers span life sciences, energy, foodservice distribution, and technology, supporting a diversified workforce and commute convenience for renters. The list below reflects key anchors within a typical commuter shed for San Marcos.
- Gilead Sciences — biopharma (8.9 miles)
- NRG Energy — energy (9.4 miles)
- Sysco — foodservice distribution (16.0 miles)
- Qualcomm — wireless & semiconductors (17.7 miles) — HQ
- Celgene Corporation — biotech (18.7 miles)
650 Vineyard Rd offers a 62-unit, 1999-vintage multifamily asset in San Marcos with neighborhood occupancy near metro norms and a renter base that is competitive among San Diego neighborhoods. Elevated ownership costs locally help sustain reliance on rentals, while 3-mile demographics point to population growth and a notable increase in households, expanding the tenant base and supporting occupancy stability. According to commercial real estate analysis from WDSuite, neighborhood-level rents trend high versus national benchmarks, which can support revenue performance when paired with attentive lease management.
Being newer than the early-1990s average for nearby stock, the 1999 construction is positioned to compete against older assets, though investors should anticipate selective modernization to capture value-add upside. Underwriting should also account for mixed safety readings and modest amenity density in the immediate area, offset by regional employment depth and car-oriented connectivity.
- Renter-occupied housing share competitive in metro, supporting depth of tenant demand
- Elevated ownership costs reinforce reliance on multifamily, aiding pricing power
- 3-mile radius shows population and household growth, supporting occupancy stability
- 1999 vintage offers relative competitiveness vs. older stock with targeted renovation upside
- Risks: higher-than-metro-average crime ranking and limited immediate amenity density