| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 30th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1395 Oak Dr, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 2000 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1395 Oak Dr Vista Multifamily Investment Opportunity
This 23-unit property built in 2000 sits in a neighborhood with occupancy reaching 99.6%, ranking in the top quartile nationally and reflecting strong tenant retention dynamics according to CRE market data from WDSuite.
1395 Oak Dr is located in a B+ rated Urban Core neighborhood within the San Diego-Chula Vista-Carlsbad metro, ranking 223rd among 621 neighborhoods. Demographic statistics aggregated within a 3-mile radius show a population of approximately 74,500 with stable household counts and an average household size of 3.4 persons. Median household income stands at $94,283, with projections to $146,680 by 2028—a 56% forecast increase that supports expanding purchasing power among the local renter pool.
Renter-occupied units represent 44.6% of housing tenure within the 3-mile radius, establishing a meaningful base of rental demand. The neighborhood itself ranks 135th of 621 for renter share (56.1%), placing it in the 92nd national percentile and signaling a strong tenant pipeline. Contract rent at the neighborhood level is $1,786, ranking 421st and in the 87th percentile nationally, while occupancy stands at 99.6%—64th of 621 neighborhoods and the 96th percentile nationwide. These metrics reflect tight supply conditions and consistent absorption.
The property was constructed in 2000, matching the neighborhood's average vintage of 1990 and ranking in the 70th national percentile for construction year. This alignment suggests the asset fits the local profile without requiring immediate major capital outlays, though investors should plan for lifecycle replacements typical of early-2000s multifamily stock. Median home values in the neighborhood reach $622,945 (90th percentile nationally), limiting ownership accessibility and sustaining reliance on rental housing. The value-to-income ratio of 8.6 ranks in the 96th percentile nationally, reinforcing that elevated ownership costs support multifamily demand and contribute to the neighborhood's occupancy strength.
Amenity density ranks 84th of 621 (74th percentile nationally), with above-average access to grocers (6.16 per square mile, 97th percentile) and cafes (2.46 per square mile, 96th percentile). Childcare availability is also strong (1.23 per square mile, 86th percentile), supporting family-oriented tenant retention. However, park density ranks last in the metro (621st of 621), which may limit appeal for households prioritizing outdoor recreation. Average school ratings of 1.0 out of 5 rank in the 15th percentile nationally, a consideration for families and a potential factor in tenant segmentation and turnover risk.
The neighborhood's overall crime rank is 313th of 621 San Diego metro neighborhoods, placing it in the 31st percentile nationally. Property offense rates are estimated at 1,580.6 incidents per 100,000 residents, ranking 344th (14th percentile nationally), while violent offense rates stand at 378.1 per 100,000, ranking 423rd (12th percentile nationally). These figures indicate crime levels above the metro median, which investors should weigh in tenant screening, insurance underwriting, and property management protocols.
Year-over-year trends show property offenses rising 8.5% (472nd of 621, 33rd percentile nationally), while violent offenses declined 14.2% (136th of 621, 64th percentile nationally). The mixed directional signals suggest evolving conditions that warrant ongoing monitoring. Investors may consider enhanced security measures, community engagement, or partnerships with local law enforcement to support tenant confidence and retention in this urban core setting.
The property benefits from proximity to a diversified base of corporate employers that support workforce housing demand and commute convenience. Nearby anchors include life sciences, energy, technology, and food distribution operations within a 22-mile radius.
- Gilead Sciences — biopharmaceutical (4.3 miles)
- Nrg Energy — energy & utilities (8.4 miles)
- Sysco — food distribution (21.8 miles)
- Qualcomm — semiconductor & wireless technology (22.2 miles) — HQ
- Celgene Corporation — biopharmaceutical (23.0 miles)
1395 Oak Dr offers a stable, income-oriented profile in a neighborhood with top-quartile national occupancy (99.6%) and a renter-occupied share in the 92nd percentile, reflecting sustained tenant demand. The 23-unit asset built in 2000 aligns with neighborhood vintage norms, minimizing near-term capital risk while allowing for selective value-add improvements. According to multifamily property research from WDSuite, median contract rents rank in the 87th percentile nationally, and the value-to-income ratio of 8.6 (96th percentile) underscores how elevated ownership costs reinforce rental demand and support lease retention. Demographic projections within a 3-mile radius point to a 56% increase in median household income by 2028, expanding the tenant base's ability to absorb rent growth.
However, investors should account for crime levels above the metro median (31st percentile nationally) and lower school ratings (15th percentile), which may influence tenant mix and turnover. The neighborhood's lack of park amenities (0.0 per square mile) could also limit appeal for family-oriented renters. Positioned in a B+ Urban Core submarket with strong occupancy fundamentals and diversified employment nearby—including Gilead Sciences, Qualcomm, and Nrg Energy—the property is suited to long-term holders prioritizing cash flow stability and selective operational improvements.
- Neighborhood-level occupancy of 99.6% ranks in the top quartile nationally, supporting stable absorption and renewal rates
- High value-to-income ratio (96th percentile) and elevated ownership costs sustain multifamily demand and tenant retention
- Forecast median household income growth of 56% by 2028 within 3-mile radius expands tenant purchasing power
- Crime levels above metro median and low school ratings may elevate tenant turnover and require proactive management strategies