| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 72nd | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 863 Viewpoint Dr, San Marcos, CA, 92078, US |
| Region / Metro | San Marcos |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
863 Viewpoint Dr, San Marcos CA Multifamily Investment
Neighborhood occupancy sits above the national median and ownership costs are elevated, reinforcing renter demand in this inner-suburban San Diego location, according to WDSuite s CRE market data.
The property s San Marcos setting benefits from inner-suburban fundamentals within the San Diego Chula Vista Carlsbad metro. The neighborhood earns an A- rating and ranks 108 out of 621 metro neighborhoods competitive among San Diego peers. Neighborhood occupancy is 94.1%, above the national median, which supports income stability at scale for multifamily assets; note this is measured for the neighborhood, not the property.
Livability drivers lean family-oriented. Schools average 4.0 out of 5 (84th percentile nationally), childcare access is strong (79th percentile), and parks are in the 82nd percentile. Grocery access is solid (68th percentile), while cafe density is limited (0th percentile) and restaurant options are mid-pack (55th percentile). This mix typically favors retention for larger-unit product while suggesting limited cafe-style walkability.
The local housing market is a high-cost ownership environment: neighborhood home values are elevated (97th percentile nationally), and median contract rents trend toward the upper end of the market (96th percentile). In investor terms, high ownership costs can sustain reliance on multifamily, while rent-to-income around 0.12 indicates manageable affordability pressure that can aid lease management and renewals.
Vintage context matters. The average neighborhood construction year is 1993; this asset s 1987 vintage is modestly older, which can present value-add and capital planning opportunities to modernize systems and finishes and to compete effectively against newer stock.
Demographics aggregated within a 3-mile radius show steady population growth over the last five years and a 4.9% increase in households, with projections indicating further household expansion by 2028 and slightly smaller average household sizes. For investors, a larger household base and gradual renter pool expansion support occupancy stability and leasing velocity over a multi-year hold.
Neighborhood safety indicators are mixed in a national context. Overall crime sits below the national median (44th percentile for safety), with property and violent offense rates around the lower national percentiles; however, both violent offense and property offense trends show improvement year over year (violent offense down materially, placing the one-year change in a strong national percentile). This framing reflects neighborhood-level conditions rather than property-specific security.
Proximity to diversified employers supports a broad renter base and commute convenience, including energy services, biotech, telecommunications, and foodservice distribution.
- NRG Energy energy services (5.9 miles)
- Gilead Sciences biotech (7.1 miles)
- Qualcomm telecommunications & semiconductors (16.2 miles) HQ
- Sysco foodservice distribution (16.4 miles)
- Celgene Corporation biotech (17.0 miles)
This 120-unit, 1987-vintage asset sits in a high-cost ownership pocket of North County San Diego where neighborhood occupancy is above the national median and renter reliance is reinforced by elevated home values. Based on CRE market data from WDSuite, the surrounding neighborhood skews family-friendly with strong school ratings and solid everyday amenities, underpinning retention for well-managed communities. The property s slightly older vintage versus the area s early-1990s average points to targeted value-add potential to sharpen competitive positioning.
Within a 3-mile radius, population and households have grown over the last five years, and projections indicate notable household gains through 2028 alongside modestly smaller household sizes a setup that can expand the tenant base and support occupancy stability. High ownership costs and upper-tier neighborhood rents suggest ongoing demand depth, while rent-to-income levels indicate manageable affordability pressure for lease management.
- Above-median neighborhood occupancy supports income stability relative to national trends
- High-cost ownership market reinforces renter demand and potential pricing power
- 1987 vintage offers value-add and capex planning opportunities versus newer local stock
- 3-mile household growth outlook points to a larger tenant base and lease-up support
- Risk: mixed safety indicators by national percentile warrant ongoing property-level security and screening