| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 30th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1360 Foothill Dr, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1973 |
| Units | 108 |
| Transaction Date | 1994-03-16 |
| Transaction Price | $2,550,000 |
| Buyer | STRATA CV 18 LP |
| Seller | WESTCO REAL ESTATE FINANCE CORP |
1360 Foothill Dr, Vista CA Multifamily Investment
Neighborhood occupancy is tight and renter demand is durable in this Vista pocket, according to WDSuite’s CRE market data, supporting income stability for a 100+ unit asset. The area’s high-cost ownership market further sustains multifamily absorption and retention.
The property sits in an Urban Core neighborhood of Vista with a B+ rating and strong renter dynamics. Neighborhood occupancy is very high (top decile in the metro among 621 neighborhoods), pointing to limited vacancy risk for operators and steady leasing velocity. The share of housing units that are renter-occupied is over half, indicating a deep tenant base for multifamily product rather than a primarily owner-occupied profile.
Amenities are a relative strength: the neighborhood scores in the top decile nationally for grocery access and also ranks very high for cafes and everyday services, supporting livability and day-to-day convenience for residents. Park access is limited locally, which places more emphasis on on-site open space and amenities to support resident retention.
Within a 3-mile radius, current demographics show a large household base with median incomes that have risen meaningfully over the last five years and median contract rents that have advanced alongside. Looking ahead, WDSuite data indicate population growth and a notable increase in households by 2028, which points to a larger tenant base and supports occupancy stability for well-managed assets. For investors, elevated home values in the neighborhood and a high value-to-income ratio suggest a high-cost ownership market, which typically reinforces reliance on multifamily housing and can aid pricing power when lease management is disciplined.
Vintage is 1973, older than the neighborhood’s average construction year. That age profile can create value-add potential through unit renovations and building systems upgrades, but it also calls for thoughtful capital planning to remain competitive against 1990s-and-newer stock. Average school ratings in the area are lower, which may modestly temper appeal for some family renters; however, strong amenity access and employment connectivity help offset this for a broad renter cohort.
Safety indicators for the neighborhood are below national averages, with crime levels that sit on the less favorable side of the metro spectrum. That said, WDSuite data show year-over-year improvement in violent offense trends, which is a constructive signal for operators monitoring resident sentiment and renewal risk.
Investors should benchmark security measures and operating practices against competitive properties in the San Diego–Chula Vista–Carlsbad metro and track trendlines rather than single-year snapshots. Positioning that includes lighting, access control, and community engagement can help support retention in submarkets with mixed safety readings.
The area draws from a diversified employment base, with nearby life sciences, energy, food distribution, and technology offices supporting commuter demand and weekday occupancy. Notable employers include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — life sciences (4.4 miles)
- NRG Energy — energy (8.4 miles)
- Sysco — food distribution (21.6 miles)
- Qualcomm — technology (22.1 miles) — HQ
- Celgene Corporation — life sciences (22.9 miles)
This 108-unit, 1973-vintage asset benefits from tight neighborhood occupancy and a renter-leaning housing stock that supports sustained demand. According to CRE market data from WDSuite, the neighborhood’s occupancy ranks among the metro’s strongest, and elevated ownership costs in this part of North County San Diego tend to sustain reliance on multifamily housing. Within a 3-mile radius, population growth and a projected increase in households through 2028 point to a larger tenant base and support for lease-up and renewal performance.
The building’s older vintage presents clear value-add angles—unit interiors, energy efficiency, and building systems—balanced against required capital planning to compete with newer supply. Operators should also account for resident affordability management given rent-to-income dynamics and keep an eye on safety perceptions and school ratings when crafting retention strategies.
- Tight neighborhood occupancy and deep renter base support income durability
- High-cost ownership context reinforces multifamily demand and pricing power
- 1973 vintage offers value-add potential via renovations and system upgrades
- 3-mile outlook shows population and household expansion, aiding leasing
- Risks: older infrastructure, below-average safety metrics, and lower school ratings