San Marcos West
92069 · San Marcos
Western San Marcos — home to Cal State San Marcos, Restaurant Row, and the SPRINTER rail line. More affordable than 92078 to the east, with a mix of older neighborhoods and newer transit-oriented condos and townhomes.
Active Listings
47
Median Price
$899K
Avg Rent
$3,970/mo
Avg Cashflow
$-2,393/mo
Avg Cap Rate
1.1%
Avg CoC
-24.9%
P/R Ratio
20.3
Cashflow+ %
0%
Price Range
$398K
$1.8M
Highlights
- ✓Cal State San Marcos drives strong student and faculty rental demand
- ✓SPRINTER light rail connects to Oceanside and Escondido
- ✓Restaurant Row and growing San Marcos Civic Center development
- ✓Lower entry price than eastern San Marcos (92078) with similar amenities
Investor Notes
- ◈Student rental potential with CSUSM enrollment growing year over year
- ◈Newer transit-adjacent condos lease quickly to young professionals
- ◈Mix of older SFRs and newer construction — wide range of price points
- ◈HOA fees vary widely — verify before underwriting
Demographics
Vibe
College town meets growing suburb
Median Income
~$85K
Top Employers
Cal State San Marcos, Palomar Health, biotech, retail
Top 5 Listings by Score
| Address | Score | Price | Est. Rent | CF/mo |
|---|---|---|---|---|
| 420 N Pacific St 4bd / 2ba · 1,532 sqft | A 51 | $750K | $3,867 | $-894 |
| 244 Pico Ave 2bd / 2.5ba · 1,163 sqft | A 49 | $650K | $3,596 | $-880 |
| 244 Pico Avenue 2bd / 2.5ba · 1,163 sqft | A 48 | $650K | $3,536 | $-940 |
| 447 Fitzpatrick Road 3bd / 2.5ba · 1,455 sqft | A 48 | $695K | $3,864 | $-920 |
| 1804 Saltbush Drive 3bd / 3.5ba · 1,781 sqft | A 46 | $769K | $4,162 | $-1,022 |
Stats are live from our database. Default assumptions: 20% down, 6.5% rate, 30yr. Rents estimated via proprietary model.