| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 30th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1335 Monte Mar Rd, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 2000 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1335 Monte Mar Rd Vista Multifamily Investment Opportunity
This 27-unit property built in 2000 benefits from neighborhood occupancy above 99%, reflecting strong renter retention in a market where over half of housing units are renter-occupied. According to CRE market data from WDSuite, the neighborhood ranks in the top quartile nationally for housing fundamentals, supporting stable demand for multifamily assets.
The neighborhood surrounding 1335 Monte Mar Rd is classified as Urban Core with a B+ rating, ranking 223rd among 621 neighborhoods in the San Diego metro based on overall investment fundamentals. Built in 2000, the property is newer than the neighborhood's average construction year of 1990, positioning it competitively with lower near-term capital expenditure requirements compared to older stock in the area.
Renter-occupied units represent 56.1% of housing tenure in the neighborhood, ranking in the 92nd percentile nationally and indicating a deep, stable tenant base for multifamily demand. Neighborhood-level occupancy stands at 99.6%, placing it in the 96th percentile nationwide and well above typical metro averages. Median contract rent of $1,786 ranks in the 87th percentile nationally, while the rent-to-income ratio of 0.30 suggests manageable affordability for tenants, supporting lease retention and renewal rates.
Within a 3-mile radius, the property serves a population of approximately 73,900 residents across roughly 22,000 households, with a median household income of $94,182. Demographic projections through 2028 indicate household growth of 35.8% and median income rising to $147,304, expanding the renter pool and supporting sustained multifamily demand. Median home values in the neighborhood of $622,945 (90th percentile nationally) limit accessibility to ownership, reinforcing reliance on rental housing and contributing to tenant retention.
The neighborhood offers strong amenity access relevant to tenant appeal: 6.16 grocery stores per square mile (97th percentile nationally), 2.46 cafes per square mile (96th percentile), and 1.23 childcare centers per square mile (86th percentile). Park density, however, ranks in the bottom tier nationally, which may limit outdoor recreation appeal for some tenant profiles. Average school ratings of 1.0 out of 5 rank in the 15th percentile nationally, a consideration for family-oriented renters, though the neighborhood's workforce demographics and proximity to employment centers provide offsetting demand drivers.
Crime metrics for the neighborhood rank 313th among 621 San Diego metro neighborhoods, placing it near the middle of the distribution and in the 31st percentile nationally. Property offense rates are estimated at approximately 1,581 incidents per 100,000 residents annually, ranking in the 14th percentile nationwide. Violent offense rates stand at roughly 378 incidents per 100,000 residents, also in the 12th percentile nationally, indicating elevated crime levels compared to many U.S. neighborhoods.
Recent trends show property offense rates increased by 8.5% year-over-year, though violent offenses declined by 14.2%, ranking in the 64th percentile nationally for improvement. Investors should consider crime context as part of tenant screening, lease management, and property security planning. While crime metrics are above national averages, the neighborhood's strong occupancy and renter concentration suggest that local demand drivers and housing fundamentals remain resilient.
The property benefits from proximity to major corporate employers in life sciences, energy, and technology sectors, supporting workforce housing demand and commute convenience for tenants. Nearby anchors include:
- Gilead Sciences — biotechnology and pharmaceuticals (4.4 miles)
- Nrg Energy — energy and utilities (8.4 miles)
- Sysco — food distribution and corporate offices (21.8 miles)
- Qualcomm — technology and wireless communications (22.2 miles) — HQ
- Sempra Energy — energy infrastructure and services (34.6 miles) — HQ
The 1335 Monte Mar Rd property presents an opportunity to acquire a 27-unit asset in a neighborhood with exceptional occupancy fundamentals and sustained renter demand. Neighborhood-level occupancy of 99.6% ranks in the top tier nationally, and the 56.1% renter-occupied housing share (92nd percentile) supports a deep tenant base. Median household income within three miles is projected to grow by 56.4% through 2028, reaching $147,304, while household counts are forecast to expand by 35.8%, broadening the pool of renters and supporting lease absorption. Elevated home values of $622,945 limit ownership accessibility, reinforcing reliance on multifamily housing and contributing to tenant retention and pricing power.
Built in 2000, the property is newer than the neighborhood average, reducing near-term capital expenditure requirements and positioning it competitively within the local stock. Strong amenity density—particularly grocery, cafe, and childcare access—enhances tenant appeal, while proximity to major employers in life sciences and technology supports workforce housing demand. However, investors should weigh crime metrics that rank below national averages and school ratings in the 15th percentile, which may influence family-oriented tenant profiles. The neighborhood's COVID resilience rank of 501st (18th percentile nationally) also suggests sensitivity to economic disruption, warranting conservative underwriting of income stability and renewal rates.
- Neighborhood occupancy of 99.6% ranks in the 96th percentile nationally, indicating strong tenant retention and stable demand
- Household income projected to grow 56.4% by 2028, expanding the renter pool and supporting rent growth potential
- Elevated home values reinforce rental demand and tenant retention in a high-cost ownership environment
- Property vintage of 2000 reduces near-term capital needs and positions the asset competitively within neighborhood stock
- Crime metrics and school ratings rank below national averages, requiring careful tenant screening and lease management strategies