| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1010 Clearbrook Ln, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | 2017-08-07 |
| Transaction Price | $7,220,000 |
| Buyer | PALMYRA AVE GROUP LLC |
| Seller | CREDIT SHELTER B TRUST |
1010 Clearbrook Ln Vista Multifamily Investment
Neighborhood occupancy is among the highest in the San Diego metro, supporting stable tenancy and pricing discipline, according to WDSuite’s CRE market data. Positioned in an Inner Suburb of Vista, the asset benefits from steady renter demand and a deep employment base nearby.
Vista’s Inner Suburb setting delivers a balanced mix of livability and demand drivers for multifamily. Neighborhood housing fundamentals score in the top quartile nationally, and occupancy performance ranks at the top of the San Diego–Chula Vista–Carlsbad metro, signaling durable leasing conditions and limited downtime between turns.
Amenities skew practical rather than trendy: grocery and pharmacy access track above national medians, while restaurant density is competitive and parks are a standout with a top-tier national percentile, which can support resident retention. Cafe density is lighter, so lifestyle convenience leans toward essentials over specialty options.
Within a 3-mile radius, demographic data indicate recent softness in population and household counts but a projected return to modest population growth and a notable increase in households alongside smaller average household sizes. For investors, that points to a potentially expanding renter pool and support for occupancy stability over the medium term.
Tenure data show a renter-occupied share in the mid-40% range at the neighborhood level, providing a sizable base of multifamily demand. Elevated home values (well above national norms) suggest a high-cost ownership market that tends to sustain reliance on rental housing, while median contract rents trend high but are balanced by income levels and a rent-to-income ratio that supports lease retention in professionally managed assets.
The property’s 1978 vintage is slightly older than the neighborhood average year built. Investors should underwrite ongoing capital planning and potential value-add through targeted system upgrades and interior renovations to sharpen competitive positioning against newer stock.
Safety metrics warrant attention. The neighborhood ranks 527 out of 621 metro neighborhoods for crime, and national comparisons place it in a low percentile for safety. Recent year-over-year estimates show property and violent offenses increasing, which suggests investors should plan for proactive measures such as lighting, access control, and partnership with professional security vendors to support resident confidence and mitigate potential insurance or retention pressures.
Nearby employers span biotech, energy, distribution, and technology, supporting a diverse workforce and commute-friendly demand for rental housing. The following anchors are within a commutable radius and can help stabilize leasing across income tiers.
- Gilead Sciences — biotech (3.9 miles)
- Nrg Energy — energy (7.7 miles)
- Sysco — distribution (21.4 miles)
- Qualcomm — semiconductors (21.6 miles) — HQ
- Celgene Corporation — biotech (22.4 miles)
This 40-unit, 1978-vintage asset in Vista benefits from a neighborhood with top-of-metro occupancy performance and housing metrics that sit in the top quartile nationally, supporting consistent leasing and limited economic vacancy. Elevated for-sale housing costs in the area tend to reinforce multifamily reliance, while income levels and a moderate rent-to-income profile bolster retention for quality product, according to CRE market data from WDSuite.
Three-mile demographics point to a projected increase in households and slightly smaller household sizes, which can expand the renter base and support occupancy stability over time. Given the 1978 construction, investors should anticipate targeted CapEx for building systems and interiors to capture value-add upside and remain competitive against newer supply.
- Top-of-metro neighborhood occupancy supports stable tenancy and pricing power.
- High-cost ownership market sustains renter reliance and depth of tenant demand.
- Projected household growth within 3 miles expands the renter pool and supports lease-up/retention.
- 1978 vintage offers value-add potential via system upgrades and interior renovations.
- Risk: Safety metrics are weaker than metro and national averages; plan for security and insurance impacts.