| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 38th | Poor |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4204 Dallas Dr, Oxnard, CA, 93033, US |
| Region / Metro | Oxnard |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | 2021-11-09 |
| Transaction Price | $39,750,000 |
| Buyer | OCEAN VILLAS LLC |
| Seller | 1860 BUSH INVESTORS LP |
4204 Dallas Dr, Oxnard CA Multifamily Investment Opportunity
Positioned in an inner-suburban Oxnard neighborhood with strong occupancy and a solid renter-occupied base at the neighborhood level, this asset offers stable demand drivers, according to WDSuite’s CRE market data. Neighborhood metrics reflect durable tenancy and income depth rather than building-specific performance.
This Oxnard neighborhood rates C and sits within an inner-suburban context, where occupancy is competitive among Oxnard–Thousand Oaks–Ventura neighborhoods and well above national norms. At the neighborhood level, renter-occupied housing represents a meaningful share of units, supporting a deeper tenant base and lease-up resilience for multifamily assets.
Amenities skew practical. Parks score in the top quartile nationally by density, while childcare access is likewise top quartile, pointing to family-oriented demand. Cafe, grocery, pharmacy, and restaurant densities are limited locally, so residents typically rely on nearby corridors for services—factors to consider for leasing narratives and retention strategies.
Income fundamentals are strong relative to national benchmarks, with neighborhood household incomes above the U.S. median and a rent-to-income profile that suggests manageable affordability pressure, which can aid renewals. Home values are elevated versus national medians; in high-cost ownership markets, rental housing often sustains steady demand and supports pricing power without overreliance on rapid in-migration.
Within a 3-mile radius, demographics from WDSuite indicate households have grown modestly despite flat population trends, and projections show additional household growth alongside smaller average household sizes. For investors, a larger number of, but smaller, households can translate to a broader renter pool and support occupancy stability for well-managed properties.
Operationally, neighborhood-level NOI per unit trends rank in the top quartile locally and are strong versus national peers, signaling competitive revenue potential where operations are executed well. The subject property’s 1973 vintage is older than the neighborhood’s average stock (1980s), which points to potential value-add through modernization and targeted capital planning to remain competitive.
Neighborhood safety compares favorably at the national level, with violent incident measures in the top quartile nationally, according to WDSuite’s data. However, within the Oxnard–Thousand Oaks–Ventura metro the area is not among the lowest-crime neighborhoods, so operators should maintain standard security and lighting practices common to inner-suburban assets.
Recent trends are mixed: violent offenses have improved year over year, while property-related incidents have moved higher. For investors, this points to routine risk management—package management, access control, and resident engagement—rather than a structural deterrent to demand.
Regional employment is anchored by life sciences and diversified corporate offices, supporting a broad commuter renter base and strengthening weekday population flows relevant to leasing and retention. The following nearby employers are representative of the demand drivers for this neighborhood.
- Amgen — biotechnology (13.9 miles) — HQ
- Thermo Fisher Scientific — life sciences tools (30.9 miles)
- Farmers Insurance Exchange — insurance (32.0 miles) — HQ
- Boston Scientific Neuromodulation — medical devices (38.8 miles)
- AmerisourceBergen — pharmaceutical distribution (38.8 miles)
4204 Dallas Dr offers investors exposure to a renter-supported, high-occupancy neighborhood with income levels that compare favorably to national benchmarks and a homeownership market that tends to reinforce multifamily demand. Based on CRE market data from WDSuite, neighborhood occupancy performs above metro medians and national norms, while rent-to-income dynamics point to manageable affordability pressure that can aid retention and pricing discipline.
The 1973 vintage positions the asset for value-add through common-area refreshes and in-unit modernization to remain competitive against newer 1980s-era stock. Limited immediate amenity density means leasing strategies should emphasize access to regional employment and park/childcare strengths, while standard risk controls address mixed crime trend signals. Overall, the investment case centers on occupancy stability, a durable tenant base, and clear pathways to NOI growth through targeted capital planning.
- High neighborhood occupancy and strong renter base support stable leasing
- Income depth and high-cost ownership context sustain multifamily demand
- 1973 vintage enables value-add and modernization-driven NOI upside
- Proximity to diversified employers underpins commuter renter demand
- Risks: limited nearby retail/services and mixed property-crime trends warrant active management