| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 72nd | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 839 Viewpoint Dr, San Marcos, CA, 92078, US |
| Region / Metro | San Marcos |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
839 Viewpoint Dr, San Marcos CA Multifamily Investment
High-cost ownership dynamics and steady neighborhood occupancy point to durable renter demand, according to WDSuite’s CRE market data. The submarket’s fundamentals favor stable leasing performance for well-managed, quality product.
Situated in San Marcos’ inner-suburban fabric of the San Diego metro, the neighborhood carries an A- rating and ranks 108 out of 621 metro neighborhoods, indicating performance that is competitive among San Diego neighborhoods. Local rent levels are elevated versus national norms, while neighborhood occupancy is solid, supporting consistent cash flow potential at the submarket level rather than at the property itself.
Livability indicators are favorable for families and professionals: average school ratings are above national norms (top quartile nationally), and parks, groceries, and pharmacies score above typical U.S. neighborhoods, while cafe density is thinner. These attributes help underpin daily convenience and retention for renters seeking suburban access with established services.
Home values in the neighborhood are elevated, trending near the top of national distributions. In investment terms, this high-cost ownership market tends to reinforce reliance on multifamily housing, which can support pricing power and lease retention for well-located properties. Neighborhood NOI per unit trends rank in the top decile nationally, signaling efficient operations potential at the neighborhood level.
Tenure patterns indicate a meaningful share of renter-occupied housing units within the 3-mile radius, supporting a deep tenant base for multifamily. Demographic statistics aggregated within a 3-mile radius show population and household growth, alongside rising incomes, which together point to a larger renter pool over time and support for occupancy stability.
Neighborhood safety benchmarks are mixed when viewed against national comparisons. Overall crime indicators sit below the national median (national percentiles near the middle or lower), but year-over-year trends show improvement, with violent offense rates declining materially in recent data. These patterns suggest risk management remains important, yet conditions have been moving in a favorable direction compared with prior year readings.
Within the San Diego metro context, this area performs around the middle of the pack, and recent declines in violent offenses indicate improving momentum. Investors typically account for these dynamics through security enhancements and resident engagement to sustain retention and reputation.
Nearby employers span energy, life sciences, technology, and distribution—sectors that help sustain a diverse workforce renter base and support leasing stability for workforce and professional households. The list below highlights proximate nodes that contribute to commute convenience and demand.
- NRG Energy — energy (6.0 miles)
- Gilead Sciences — biotechnology (7.1 miles)
- Qualcomm — technology offices (15.8 miles)
- Qualcomm — semiconductors (16.2 miles) — HQ
- Sysco — food distribution (16.3 miles)
This 120-unit asset, constructed in 1987, is slightly older than the neighborhood average vintage and may benefit from targeted capital improvements or value-add upgrades to enhance competitiveness versus newer stock. Neighborhood fundamentals are supportive: elevated home values and solid neighborhood occupancy indicate durable rental demand, while a meaningful renter-occupied presence within the 3-mile radius provides depth to the tenant base. According to CRE market data from WDSuite, local rent levels and NOI per unit trends sit well above national norms at the neighborhood level, reinforcing the case for consistent operations with disciplined expense control.
Demographic statistics aggregated within a 3-mile radius point to population growth, an increase in households, and rising incomes, which collectively expand the renter pool and support occupancy stability over time. Given the high-cost ownership market, professionally managed communities in this location can prioritize renewal strategies and measured rent positioning to balance affordability pressure with retention.
- Established San Marcos inner-suburban location with competitive neighborhood ranking in the San Diego metro
- High-cost ownership market reinforces reliance on rentals, supporting pricing power and renewals
- 1987 vintage offers potential value-add via unit and common-area upgrades to strengthen positioning
- 3-mile demographics show population and household growth with rising incomes, expanding the tenant base
- Risk: safety indicators are mixed nationally; active management and property-level security planning remain important