| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 10th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5655 Cypress Rd, Oxnard, CA, 93033, US |
| Region / Metro | Oxnard |
| Year of Construction | 2013 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5655 Cypress Rd Oxnard Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is durable in this Urban Core pocket of Oxnard, according to WDSuite’s CRE market data. The investment angle centers on a deep renter base and amenity-rich surroundings that support leasing consistency.
The property sits in an Urban Core neighborhood with a B- rating and a renter-occupied housing share that is elevated versus national norms, supporting a larger tenant base and ongoing demand for multifamily units. Neighborhood occupancy is healthy with modest improvement in recent years, a backdrop that generally favors retention and pricing discipline for stabilized assets.
Amenity access is a relative strength. Within the Oxnard–Thousand Oaks–Ventura metro, the neighborhood is competitive (ranked 17th of 172) for overall amenities, and nationally it scores in the high percentiles for restaurants, cafes, parks, groceries, and childcare — factors that reinforce livability and day-to-day convenience for residents. Pharmacy access is comparatively limited, an operational consideration for resident services and transportation.
Rents in the neighborhood sit above many U.S. areas and have risen over the past five years, while occupancy remains solid — a combination that has supported NOI performance (neighborhood NOI per unit ranks among the stronger cohorts nationally). At the same time, the rent-to-income backdrop indicates some affordability pressure, which calls for attentive lease management and renewal strategies.
The asset s 2013 construction is newer than the neighborhood’s average vintage (1988), offering competitive positioning versus older stock. Investors should expect typical mid-life systems planning over the hold, but the relative newness can help reduce near-term capital intensity and support leasing versus dated comparables.
Demographic indicators are aggregated within a 3-mile radius: households are projected to increase even as population trends are flat to slightly negative, with smaller household sizes over time. For multifamily owners, that mix implies a broader pool of renting households and steady absorption potential, helping to support occupancy stability.
Safety indicators are mixed when viewed against different benchmarks. Within the Oxnard–Thousand Oaks–Ventura metro, the neighborhood s crime ranking (20th among 172 neighborhoods) signals higher incident levels than many local peers, warranting routine security and lighting best practices. Compared with neighborhoods nationwide, however, the area trends safer than many, and recent data shows property and violent incidents declining year over year — a constructive directional signal for long-term operators.
Proximity to established life sciences and insurance employers underpins workforce housing demand and commute convenience for residents. Notable nearby employers include Amgen, Thermo Fisher Scientific, Farmers Insurance Exchange, Boston Scientific Neuromodulation, and Abbott Laboratories.
- Amgen — biotechnology HQ (14.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (31.8 miles)
- Farmers Insurance Exchange — insurance services (32.9 miles) — HQ
- Boston Scientific Neuromodulation — medical devices (39.9 miles)
- Abbott Laboratories — healthcare products (40.8 miles) — HQ
This 72-unit, 2013-vintage asset benefits from stable neighborhood occupancy, a high renter-occupied housing share, and strong amenity access — fundamentals that support demand resilience and leasing durability. Elevated home values in the area tend to sustain reliance on multifamily housing, while neighborhood NOI per unit compares favorably against many U.S. neighborhoods, according to CRE market data from WDSuite. The building’s newer construction enhances competitiveness versus older stock, though investors should plan for routine mid-life systems over the hold.
Within a 3-mile radius, households are projected to grow even as average household size declines, implying more renting households entering the market and supporting occupancy stability. Counterbalancing this, rent-to-income levels point to some affordability pressure, suggesting a focus on renewal strategies, unit mix, and value-driven upgrades to preserve retention.
- Newer 2013 construction offers competitive positioning versus older neighborhood stock
- Strong amenity access and steady neighborhood occupancy support leasing stability
- Elevated ownership costs locally reinforce multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: affordability pressure necessitates careful lease management and renewal strategy