| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 47th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 156 Pond Pl, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1978 |
| Units | 24 |
| Transaction Date | 1997-12-19 |
| Transaction Price | $575,000 |
| Buyer | MUDITA HOLDINGS LLC |
| Seller | KAMMERMAN MARK |
156 Pond Pl Vista Multifamily Investment
This 24-unit property benefits from neighborhood occupancy levels above metro average and elevated home values that reinforce rental demand in San Diego County's growing suburban market.
Located in Vista's suburban landscape, this neighborhood ranks competitively among San Diego metro's 621 neighborhoods for housing fundamentals, with 95.8% neighborhood-level occupancy and renter-occupied units representing 19.7% of local housing stock. The area's $773,000 median home values limit ownership accessibility, sustaining multifamily demand for working families and professionals.
Built in 1978, this property predates the neighborhood's 2005 average construction year, presenting potential value-add opportunities through strategic capital improvements. Demographic data aggregated within a 3-mile radius shows household income growth of 85% over five years, with median household incomes reaching $121,000. Population growth of 1.9% over the past five years supports an expanding tenant base, while forecasted household formation of 34% through 2028 indicates strong multifamily fundamentals.
The rent-to-income ratio of 20% suggests manageable affordability for area residents, though investors should monitor lease retention given the suburban ownership market. Local amenities remain limited, with minimal restaurant and retail density, though park access ranks in the top quartile nationally at 1.54 parks per square mile. School ratings average 2.0 out of 5, which may influence family tenant preferences and lease-up considerations.
Safety metrics present mixed indicators for tenant appeal and retention considerations. The neighborhood ranks 397th out of 621 San Diego metro neighborhoods for overall crime, placing it in the 27th percentile nationally. Property crime rates of 1,110 incidents per 100,000 residents increased 15.6% year-over-year, while violent crime rates stand at 321 incidents per 100,000 residents with a 5.2% annual increase.
These crime trends warrant monitoring for their potential impact on tenant retention and lease-up velocity, though the suburban setting and family-oriented demographics may help offset security concerns. Investors should consider security improvements as part of any value-add strategy to enhance tenant appeal and competitive positioning.
The Vista area benefits from proximity to major San Diego County employers, providing diverse employment opportunities that support stable rental demand from professionals in biotechnology, telecommunications, and energy sectors.
- Gilead Sciences — biotechnology (3.0 miles)
- Nrg Energy — energy services (7.9 miles)
- Qualcomm — telecommunications technology (22.8 miles) — HQ
- Sempra Energy — utility services (35.2 miles) — HQ
This Vista property offers value-add potential in a market supported by strong demographic fundamentals and limited ownership accessibility. According to CRE market data from WDSuite, neighborhood occupancy rates of 95.8% exceed metro averages, while elevated home values sustain rental demand among middle-income households. The 1978 construction year provides renovation upside to align with newer neighborhood stock and capture rent premiums.
Demographic trends within a 3-mile radius show household income growth of 85% over five years, with forecasted household formation of 34% through 2028 supporting long-term tenant demand. The property's 866-square-foot average unit size appeals to families and working professionals in San Diego's competitive suburban rental market.
- Above-average neighborhood occupancy at 95.8% indicates stable rental demand
- Elevated home values ($773K median) reinforce multifamily housing reliance
- Strong income growth (85% over 5 years) supports rent escalation potential
- 1978 vintage offers value-add opportunities through strategic improvements
- Rising crime trends and limited amenities may impact tenant retention and require monitoring