| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 30th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1410 Bonair Rd, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 2000 |
| Units | 20 |
| Transaction Date | 1996-12-09 |
| Transaction Price | $635,000 |
| Buyer | BOUET DAYMOND R |
| Seller | GLENDALE FEDERAL BANK FSB |
1410 Bonair Rd Vista Multifamily Investment
Stabilized renter demand in an Urban Core pocket of Vista supports consistent leasing, according to WDSuite’s CRE market data. This 20‑unit asset offers exposure to strong neighborhood occupancy without relying on speculative rent growth or aggressive assumptions from commercial real estate analysis.
Neighborhood and Market Position
The property sits in a B+ rated Urban Core neighborhood of the San Diego–Chula Vista–Carlsbad metro, competitive among 621 metro neighborhoods and supported by high neighborhood occupancy. Based on CRE market data from WDSuite, the area’s occupancy ranks well within the competitive tier locally and is top quartile nationally, a backdrop that tends to support cash flow stability for smaller assets.
Renter-occupied housing is elevated (56.1% renter concentration; 92nd percentile nationally), indicating depth in the tenant base and consistent leasing velocity for multifamily operators. Median contract rents trend above national norms (87th percentile), which can translate to pricing power when paired with high occupancy; operators should calibrate leasing strategy to income bands to manage retention.
Daily-needs access is a relative strength: the neighborhood is dense with grocery (97th percentile), cafes (96th), and pharmacies (88th), supporting livability and resident stickiness. Average school ratings in the broader area score in a lower national band (15th percentile), which may temper appeal for some family renters and should be considered in marketing and tenant-mix planning.
Home values in the neighborhood benchmark high (90th percentile nationally) with a value-to-income ratio in the 96th percentile, signaling a high-cost ownership market that tends to reinforce reliance on rental housing and support occupancy. The building’s 2000 vintage is newer than the neighborhood’s average 1990 stock, positioning it competitively versus older comparables; investors should still plan for system updates typical of assets at this age to maintain curb appeal and minimize CapEx surprises.
Within a 3-mile radius, current data indicate relatively steady population levels with projections pointing to growth in households by the mid‑term, implying a larger tenant base and support for occupancy. As households increase while average household size trends slightly lower, operators can expect continued demand for professionally managed multifamily units rather than reliance on single-family alternatives.
Safety Context
Neighborhood safety indicators benchmark around the mid-pack among 621 metro neighborhoods and below national averages, based on WDSuite data. This positions the area as neither a top safety out-performer nor among the weakest within the metro, which investors typically underwrite with standard security, lighting, and property management practices.
Trends are mixed: estimated violent offense rates improved year over year (roughly a mid‑teens percentage decrease), while property offenses registered a single‑digit increase over the same period. For underwriting, this suggests monitoring near-term trendlines and aligning on-site measures and tenant communication to support resident retention.
Employment Base and Commute Access
Nearby life sciences, energy, distribution, and technology employers provide a diverse employment base that supports renter demand and retention, including Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (4.4 miles)
- NRG Energy — energy (8.4 miles)
- Sysco — food distribution (21.7 miles)
- Qualcomm — semiconductors & technology (22.2 miles) — HQ
- Celgene Corporation — biopharma (23.0 miles)
Investment Thesis
1410 Bonair Rd offers 20 units built in 2000, a vintage that is newer than the neighborhood’s 1990 average and competitive versus older local stock. According to CRE market data from WDSuite, neighborhood occupancy performs in the top quartile nationally and is competitive within the San Diego metro, signaling support for cash flow durability when paired with disciplined operations.
The surrounding area shows an elevated renter concentration and a high-cost ownership landscape, which together reinforce reliance on multifamily housing and support leasing stability. Within a 3‑mile radius, projections point to growth in households and a modestly larger tenant base over the mid‑term; owners should plan for ongoing system updates typical for assets of this age to preserve curb appeal and operating resilience.
- High neighborhood occupancy supports income stability relative to metro peers.
- Newer 2000 vintage versus local 1990 average provides competitive positioning with moderate value-add potential.
- Elevated renter concentration and high-cost ownership market bolster depth of tenant demand.
- 3‑mile household growth outlook supports leasing and retention planning over the medium term.
- Risks: below-average school ratings and mixed safety trends warrant targeted marketing, security, and tenant‑retention strategies.