| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 67th | Good |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 396 Charles St, Moorpark, CA, 93021, US |
| Region / Metro | Moorpark |
| Year of Construction | 2011 |
| Units | 20 |
| Transaction Date | 2004-10-26 |
| Transaction Price | $425,000 |
| Buyer | LEPROHON DREW |
| Seller | PAREDES NEOMI |
396 Charles St, Moorpark CA Multifamily Investment
Newer 20-unit asset in a high-income suburban pocket with metro-leading neighborhood occupancy supports stable leasing, according to WDSuite’s CRE market data. Renter demand is reinforced by a high-cost ownership market and a deep professional workforce base.
Moorpark’s neighborhood surrounding 396 Charles St rates A- and ranks 29 out of 172 in the Oxnard–Thousand Oaks–Ventura metro, placing it above the metro median and competitive among peer suburbs. The neighborhood’s occupancy stands at the top of the metro cohort, a signal of tight local housing conditions rather than property-level performance, based on CRE market data from WDSuite.
Daily needs are well covered for a suburban setting: grocery and restaurant density score in the upper national percentiles, with cafes and pharmacies also above average nationally. Average school ratings land above the metro median and in the top half nationally, supporting family-oriented renter demand. Transit is limited typical of suburban Ventura County; residents rely primarily on auto commutes, which is consistent with surrounding employment corridors.
The property’s 2011 construction is newer than the neighborhood’s average 1993 vintage, suggesting relative competitiveness versus older stock; investors should still plan for normal mid-life system refresh and modernization as needed. Home values in the neighborhood are elevated compared with national norms, which tends to sustain reliance on multifamily rentals and supports pricing power without overextending typical renters.
Within a 3-mile radius, demographics show population growth over the past five years alongside a larger increase in households, expanding the local tenant base. Projections indicate further household growth over the next five years, which points to a broader pool of potential renters and supports occupancy stability. Renter-occupied housing accounts for a smaller share of neighborhood units, which implies limited multifamily stock; coupled with high incomes and education levels that sit in the top national percentiles, this dynamic can underpin demand for well-maintained rental options.
Neighborhood safety indicators are generally favorable in a metro context. Overall crime ranks 66 out of 172 metro neighborhoods, roughly around the metro middle and slightly better than the national midpoint by percentile. Violent offense metrics sit in the top half nationally and have improved year over year, while property offense rates track closer to national mid-range with recent declines, according to WDSuite’s data. These are area-level trends and not block-specific conditions.
Nearby employment is anchored by life sciences, healthcare, and insurance headquarters that help support a steady renter base through professional and technical jobs. Key employers include Amgen, Thermo Fisher Scientific, Farmers Insurance Exchange, AmerisourceBergen, and Boston Scientific Neuromodulation.
- Amgen — biotech & life sciences (6.9 miles) — HQ
- Thermo Fisher Scientific — scientific instruments & services (15.1 miles)
- Farmers Insurance Exchange — insurance services (17.2 miles) — HQ
- AmerisourceBergen — pharma distribution (20.4 miles)
- Boston Scientific Neuromodulation — medical devices (20.5 miles)
396 Charles St offers a 2011-vintage, 20-unit footprint in a high-income Ventura County suburb where neighborhood occupancy leads the metro, signaling tight housing and durable renter demand. The asset’s newer vintage relative to the area’s average 1993 stock provides competitive positioning versus older properties, while still warranting routine mid-life capital planning. Elevated home values and strong household incomes in the neighborhood tend to reinforce reliance on multifamily rentals and support retention. According to CRE market data from WDSuite, the surrounding neighborhood performs above the metro median on multiple amenity and demographic indicators, aligning with steady leasing conditions.
Within a 3-mile radius, households have grown faster than population, and forecasts point to additional household expansion over the next five years—an indicator of a larger tenant base and ongoing demand for quality rentals. The neighborhood’s smaller share of renter-occupied units suggests limited multifamily supply, which can support occupancy and pricing for well-managed communities.
- Newer 2011 construction relative to local 1990s stock supports competitive positioning
- Metro-leading neighborhood occupancy indicates tight housing and leasing stability (neighborhood-level)
- High-cost ownership market and strong incomes bolster rental demand and retention
- 3-mile household growth and positive outlook expand the tenant base
- Risk: lower renter-occupied share may limit immediate depth of multifamily stock; performance depends on execution and asset quality