| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 26th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 131 Townsite Dr, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1987 |
| Units | 34 |
| Transaction Date | 2017-03-20 |
| Transaction Price | $6,500,000 |
| Buyer | WAY BARCLAY JR ALBERT F |
| Seller | SULTANA GROUP LLC |
131 Townsite Dr Vista CA Multifamily Opportunity
Neighborhood occupancy trends indicate resilient renter demand and support stable tenancy, according to CRE market data from WDSuite. These figures are measured at the neighborhood level, not the property, providing context for screening this Vista asset.
Vista within the San Diego-Chula Vista-Carlsbad metro shows investment-friendly fundamentals for workforce housing. Amenity access is competitive among metro peers (ranked in the top quartile among 621 neighborhoods), with strong concentrations of restaurants, cafes, groceries, parks, and pharmacies relative to national benchmarks. This mix supports day-to-day convenience and helps with retention and leasing velocity for multifamily operators.
Renter demand appears durable: the neighborhood 27s occupancy rate sits in the top quartile nationally, and renter-occupied share is high compared with neighborhoods nationwide. Framed for investors, that combination points to a deeper tenant base and generally steadier leasing, especially for well-managed assets. Median asking rents in the area trend toward the upper end of national comparisons, and a low rent-to-income percentile suggests some affordability pressure a factor to monitor in lease management and renewal strategies. These metrics are for the neighborhood, not the property.
Within a 3-mile radius, WDSuite 27s demographics indicate households have been broadly stable and are projected to increase meaningfully, even as average household size drifts lower. This forecast implies a larger renter pool over time and can support occupancy stability. Population growth projections are modestly positive, which complements the expected increase in households and points to continued multifamily demand. This neighborhood summary is intended to guide multifamily property research and comparable screening.
Ownership costs in the area are elevated by national standards, and the value-to-income relationship is high for the U.S., which tends to reinforce reliance on rental housing and can support pricing power for competitive product. Investors should also note limited formal childcare availability nearby, which may shape unit mix preferences and resident services strategies depending on target demographics.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area falls below the national average for safety (low national percentiles for both violent and property offenses), and its crime rank sits around the metro median when measured against 621 San Diego-Chula Vista-Carlsbad neighborhoods. For underwriting, this suggests prudent security, lighting, and property management attention may be warranted.
Recent trend data provides a counterbalance: violent offense estimates have improved year over year, ranking favorably versus many U.S. neighborhoods. Investors can weigh the improving trajectory alongside current levels, focusing on practical measures that support resident satisfaction and retention without overreliance on continued declines.
The employment base features biotech, energy, distribution, and telecom anchors that broaden commuting options and help sustain renter demand. The list below highlights nearby employers relevant to workforce housing and leasing stability.
- Gilead Sciences biotech (3.0 miles)
- NRG Energy energy (7.2 miles)
- Qualcomm telecommunications (21.8 miles) HQ
- Sysco foodservice distribution (21.9 miles)
- Celgene Corporation biopharma (22.6 miles)
131 Townsite Dr is a 34-unit 1987 vintage asset positioned in a neighborhood with strong convenience amenities and top-quartile national occupancy, according to CRE market data from WDSuite. The 1987 construction is newer than the neighborhood 27s average stock, which can enhance competitive positioning versus older product while still leaving room for selective modernization to drive rent premiums.
Investor context is constructive: high renter concentration and elevated ownership costs support a deep tenant base, while 3-mile demographic forecasts indicate a meaningful increase in households and a gradual reduction in household size a combination that typically expands the renter pool and supports lease-up and retention. The primary watch items are below-average national safety percentiles and affordability pressure signaled by rent-to-income metrics; both are manageable with disciplined operations and asset-specific improvements.
- Occupancy in the top quartile nationally at the neighborhood level supports stable income potential.
- 1987 vintage offers relative competitiveness vs. older area stock with value-add upgrade potential.
- Elevated home values and a high value-to-income relationship reinforce reliance on rentals and pricing power for well-positioned units.
- 3-mile forecasts point to a larger household base and smaller household sizes, expanding the renter pool over time.
- Risks: below-average national safety percentiles and rent-to-income pressures warrant prudent security and renewal strategies.