| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 40th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 Calle Jules, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1978 |
| Units | 31 |
| Transaction Date | 2003-04-01 |
| Transaction Price | $3,180,000 |
| Buyer | MIRA MONTE APARTMENTS LLC |
| Seller | SUTTON THOMAS R |
1350 Calle Jules, Vista CA Multifamily Investment
Neighborhood renter concentration near 46% suggests a stable tenant base, while the 1978 vintage points to a pragmatic value-add path, according to WDSuite’s CRE market data.
Located in Vista’s inner-suburban setting within the San Diego–Chula Vista–Carlsbad metro, the immediate neighborhood shows balanced livability for workforce renters. Grocery access tests well (high-80s national percentile), and restaurant density is solid (low-80s percentile), though parks, pharmacies, and cafes are limited locally — signaling convenience for daily needs but fewer lifestyle amenities within close range.
Neighborhood standing is above the metro median on overall amenities (rank 276 of 621 neighborhoods), and average public school ratings trend slightly above national norms (around the 60th percentile). For investors, this mix can support leasing with families and longer-term renters, even if lifestyle amenities are not a major differentiator.
The neighborhood’s typical construction year skews newer (1996 average), making the subject’s 1978 vintage older than nearby stock. That age profile often implies targeted capital planning and potential renovation upside to stay competitive against 1990s and 2000s-era properties.
Tenure data indicates a sizable renter-occupied share near 46%, reinforcing depth in the local tenant pool rather than reliance on marginal demand. Neighborhood occupancy is softer by national comparison (around the 30th percentile), so operators should focus on leasing execution and renewal strategies. Median contract rents are near $1,900 with five-year growth recorded in WDSuite data, and median household incomes in the area are healthy; together, these factors suggest manageable affordability pressure and potential for steady rent rolls with disciplined pricing.
Within a 3-mile radius, recent data show a modest population dip but an expected increase in the next five years alongside a projected rise in household counts and slightly smaller average household sizes. For multifamily, this points to a larger tenant base over time and supports occupancy stability if product quality and pricing remain aligned with local demand.
Safety indicators in the neighborhood are below national averages, based on WDSuite’s comparative benchmarks. Relative to other U.S. neighborhoods, safety sits in lower national percentiles, and within the San Diego metro it does not place among top-performing areas. This calls for prudent operational measures (lighting, access control, community engagement) and underwriting that assumes moderate security costs.
Property crime levels benchmark weaker nationally, while recent year-over-year changes in property offenses appear relatively stable. Violent-offense estimates show a recent uptick; investors should account for trend monitoring and resident-experience initiatives. In metro context (621 neighborhoods), the area is not among the safer quartiles; translating that into investment terms means emphasizing on-site management and retention strategies to sustain leasing performance.
Proximity to life sciences, energy, and corporate operations underpins renter demand and commute convenience for workforce housing. Nearby employment nodes include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sempra Energy.
- Gilead Sciences — life sciences (3.9 miles)
- NRG Energy — energy services (8.1 miles)
- Qualcomm — corporate offices (22.2 miles) — HQ
- Celgene Corporation — life sciences (23.0 miles)
- Sempra Energy — utilities (34.6 miles) — HQ
This 31‑unit asset (built 1978) offers a straightforward value-add and capital-planning thesis in an inner-suburban Vista location supported by a meaningful renter base. Neighborhood-level NOI per unit ranks in the top quartile among 621 metro neighborhoods, indicating competitive income potential, while soft neighborhood occupancy argues for attentive leasing, renewals, and product differentiation. According to commercial real estate analysis from WDSuite, local rents and incomes have strengthened over the past five years, and home values remain elevated for the region, which tends to sustain multifamily demand as households weigh renting versus ownership.
Within a 3-mile radius, projections point to population growth, a notable increase in household counts, and slightly smaller average household sizes — all supportive of a larger renter pool and occupancy stability if renovations and pricing keep pace with neighborhood expectations. Access to established employment nodes in life sciences, energy, and corporate services further supports steady demand.
- Older 1978 vintage creates a clear renovation and repositioning path to compete with 1990s stock
- Neighborhood NOI per unit is competitive (top quartile metro) for income durability
- Renter-occupied share near 46% supports tenant-base depth and leasing velocity
- Proximity to life sciences and corporate employers underpins workforce housing demand
- Risks: softer neighborhood occupancy and below-average safety call for active management, security investments, and disciplined underwriting