| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 46th | Fair |
| Amenities | 24th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1454 Victoria Ave, Oxnard, CA, 93035, US |
| Region / Metro | Oxnard |
| Year of Construction | 1976 |
| Units | 84 |
| Transaction Date | 2013-10-01 |
| Transaction Price | $1,700,000 |
| Buyer | Sun Setter, LP |
| Seller | Oxnard Shores LLC |
1454 Victoria Ave, Oxnard Multifamily Investment
Neighborhood occupancy has held in the low 90% range, supporting stable renter demand near the coast, according to WDSuite’s CRE market data.
Situated in Oxnard’s Urban Core, the property benefits from a renter base supported by neighborhood occupancy around the low-90% level and contract rents near the $2,000 range. These are neighborhood-level indicators, not property performance, but they point to steady leasing conditions for mid-size multifamily.
Renter-occupied housing in the neighborhood is meaningful (above metro median by rank), indicating a solid pool of prospective tenants and potential retention through cycles. Within a 3-mile radius, demographics show a large working-age share and forecast population growth by 2028, which can expand the renter pool and help support occupancy stability.
Local convenience is functional rather than destination-driven: grocery access tracks above many U.S. neighborhoods, while restaurants are competitive; however, cafes, parks, and pharmacies are comparatively sparse in the immediate area. Average school ratings in the neighborhood are below national medians, which some investors may view as a leasing risk for family-focused units.
Ownership costs are elevated in the neighborhood relative to national benchmarks, and median home values sit in the top decile nationally. This high-cost ownership market tends to reinforce reliance on rental housing and can support pricing power where rent-to-income remains reasonable. Neighborhood NOI per unit trends score in the top quintile nationally, suggesting income performance has been comparatively resilient, based on CRE market data from WDSuite.
Neighborhood safety metrics compare favorably at the national level, with both violent and property offense rates positioned in the top quartile nationally. Recent trend data indicates meaningful year-over-year declines in both categories, pointing to improving conditions rather than deterioration.
At the metro scale, neighborhoods vary widely; this area’s national standing and downward trend offer a constructive backdrop for renter sentiment without implying block-level guarantees. These are neighborhood indicators and should be paired with property-level security and operations planning.
The employment base features regional anchors in life sciences, healthcare, and insurance within commutable distance, supporting workforce housing demand and leasing stability. Employers include Amgen, Thermo Fisher Scientific, Farmers Insurance Exchange, Lockheed Martin, and Abbott Laboratories.
- Amgen — biotechnology (17.3 miles) — HQ
- Thermo Fisher Scientific — life sciences tools (34.2 miles)
- Farmers Insurance Exchange — insurance (35.4 miles) — HQ
- Lockheed Martin Corporation — defense & aerospace offices (40.5 miles)
- Abbott Laboratories — healthcare products (44.1 miles) — HQ
1454 Victoria Ave offers scale at 84 units with larger average floor plans, positioned in a neighborhood where occupancy has held in the low 90% range and renter concentration is above the metro median by rank. The 1976 vintage is older than the neighborhood average (1984), creating potential value-add and capex pathways—interiors, systems, and common-area updates—to enhance competitiveness against newer stock.
Neighborhood fundamentals show supportive demand drivers: elevated home values and ownership costs sustain reliance on rentals; rent-to-income near 0.24 suggests manageable affordability pressure that can aid retention; and 3-mile demographics point to projected population growth and more high-income households by 2028, expanding the tenant base. According to CRE market data from WDSuite, neighborhood income performance per unit ranks in the top quintile nationally, aligning with stable leasing conditions while acknowledging risks around below-average school ratings and limited amenity depth in the immediate area.
- Occupancy stability at the neighborhood level supports consistent leasing
- Value-add potential from 1976 vintage through modernization and capex
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile demographics project renter pool expansion and higher incomes by 2028
- Risks: below-average school ratings and thinner amenity mix may affect certain cohorts