| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 23rd | Poor |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4840 S Rose Ave, Oxnard, CA, 93033, US |
| Region / Metro | Oxnard |
| Year of Construction | 2004 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4840 S Rose Ave, Oxnard CA Multifamily Investment
Built in 2004, this asset competes well against older neighborhood stock while tapping steady renter demand supported by above-median occupancy in the surrounding area, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of Oxnard where the average construction year across the neighborhood skews older (1972). With a 2004 vintage, the asset is newer than much of the local stock—supporting competitive positioning while keeping near-term capital planning more predictable compared with older buildings.
Neighborhood occupancy is reported at 92.1% (measured for the neighborhood, not this property), landing around the national middle per WDSuite’s CRE market data—an indicator of steady leasing conditions rather than outsized volatility. Median contract rents in the neighborhood have risen meaningfully over the past five years and sit in the top decile nationally, suggesting pricing power for well-maintained product. At the same time, the local rent-to-income ratio remains below national extremes, which can aid retention and reduce turnover pressure.
Within a 3-mile radius, households have inched higher over the past five years while population dipped slightly—pointing to smaller household sizes and a stable-to-expanding renter pool. Renter-occupied housing accounts for roughly half of units in this 3-mile radius, indicating a deep tenant base that supports leasing stability for multifamily.
Amenities in the immediate neighborhood are modest by national comparison (limited cafes, parks, and childcare within the local cluster), and average school ratings track below national norms. Investors should underwrite with these dynamics in mind, but the area’s housing metrics—higher relative rents, a sizable renter-occupied share within 3 miles, and above-median neighborhood occupancy—continue to point to resilient multifamily fundamentals.
Public safety indicators for the neighborhood compare favorably to national medians, with both violent and property offense rates positioned above the national midpoint (safer side) and trending downward year over year, according to WDSuite. Notably, estimated violent and property offense rates declined materially over the past year—a constructive signal for investor risk assessment.
As always, safety can vary by block and over time. The takeaways here are directional at the neighborhood scale rather than property-specific and should be used as comparative context alongside standard diligence.
The employment base within commuting range includes biotechnology, life sciences, and insurance employers that can support renter demand and lease retention through diverse, white-collar job nodes—specifically Amgen, Thermo Fisher Scientific, Farmers Insurance Exchange, Boston Scientific Neuromodulation, and AmerisourceBergen.
- Amgen — biotechnology (13.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (30.9 miles)
- Farmers Insurance Exchange — insurance (32.0 miles) — HQ
- Boston Scientific Neuromodulation — medical devices (38.9 miles)
- AmerisourceBergen — pharmaceutical distribution (38.9 miles)
This 2004-vintage multifamily asset offers a relative quality edge versus a neighborhood where much of the stock dates to the early 1970s—supporting competitive positioning and potentially moderating near-term capital needs. Neighborhood occupancy sits around the national midpoint, and median rents rank high nationally, indicating depth of renter demand for well-kept units. Within a 3-mile radius, households have increased modestly while average household size trends lower, helping sustain the renter pool and supporting occupancy stability.
The broader ownership market shows elevated home values relative to incomes (above most U.S. neighborhoods), which can reinforce reliance on rental housing and aid lease retention. According to CRE market data from WDSuite, neighborhood NOI per unit trends rank among the stronger profiles nationally, consistent with the area’s ability to support rent levels at or above metro norms. Key underwriting considerations include modest neighborhood amenities and lower average school ratings, which argue for product differentiation through operations and maintenance over extensive premium positioning.
- 2004 construction offers a competitive edge versus older neighborhood stock and can temper near-term capex
- Neighborhood rents rank high nationally, supporting pricing power for well-maintained units
- 3-mile household growth and smaller household sizes point to a resilient renter base
- Elevated ownership costs in the area reinforce multifamily demand and lease retention
- Risks: modest neighborhood amenities and below-average school ratings may limit premium positioning