| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 47th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1610 N Santa Fe Ave, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1974 |
| Units | 49 |
| Transaction Date | 1998-04-04 |
| Transaction Price | $1,520,000 |
| Buyer | BROOKE JOAN |
| Seller | DISCOVERY LTD LLC |
1610 N Santa Fe Ave, Vista Multifamily Opportunity
Neighborhood occupancy is above the metro median and in the top quartile nationally, supported by a high-cost ownership market that sustains rental demand, according to WDSuite's CRE market data.
Neighborhood & Livability
Set in Vista within the San Diego–Chula Vista–Carlsbad metro, the neighborhood rates C+ and sits above the metro median for occupancy among 621 neighborhoods. That points to relatively steady leasing conditions versus many local peers, and nationally it places in the top quartile for occupancy stability.
Parks density is a bright spot, ranking in the top decile nationally, while everyday retail such as groceries, restaurants, and cafes is limited in the immediate area. Average school ratings in the neighborhood are below national medians, which may influence tenant mix and retention strategies for family renters.
Within a 3-mile radius, demographics show modest population growth and a projected increase in households over the next five years, implying a larger tenant base and support for occupancy stability. The renter-occupied share is about 42% within this radius, indicating meaningful depth for multifamily demand without overreliance on any single tenant segment.
Home values sit in a high-cost ownership market (top decile nationally), and median contract rents in the neighborhood also score high nationally. Combined with a rent-to-income profile that is not at the upper end of national pressure, this setup can support lease retention and measured pricing power rather than aggressive turnover risk.
The local construction year average skews newer (mid-2000s). With the subject asset built in 1973, competitive positioning may benefit from targeted renovations or systems upgrades to stand out against younger stock while maintaining cost discipline.
Safety Context
Compared with 621 neighborhoods in the San Diego–Chula Vista–Carlsbad metro, this neighborhood’s safety rank sits below the metro median, and its national safety percentile is also below average. For investors, that argues for prudent security measures and thoughtful tenant communications to support retention.
Recent trends indicate a year-over-year uptick in property offenses and a smaller increase in violent incidents at the neighborhood level. Framed comparatively, this area does not sit in the stronger safety cohort of the metro or in the higher national percentiles, so underwriting should incorporate conservative assumptions for insurance, security, and potential non-revenue expenses.
Nearby employers span life sciences, energy, food distribution, and wireless technology, supporting commute convenience and a diverse renter base likely to value proximity and leasing stability. The list below highlights major employers by distance from the property.
- Gilead Sciences — biopharma (3.0 miles)
- NRG Energy — energy (7.8 miles)
- Qualcomm — wireless technology (22.7 miles) — HQ
- Sysco — food distribution (22.8 miles)
- Celgene Corporation — biopharma (23.4 miles)
Why Invest
This 49-unit, 1973-vintage asset competes in a neighborhood where occupancy is above the metro median and in the top quartile nationally—conditions that favor steady cash flow if operations are well-managed. The vintage suggests value-add potential through interior updates and system modernization to improve competitive standing versus the area’s newer average stock.
High home values in the neighborhood reinforce renter reliance on multifamily housing, while demographics within a 3-mile radius point to modest population growth and a projected increase in households, expanding the renter pool over the next five years. According to CRE market data from WDSuite, local rents index high nationally, yet rent-to-income signals are not at the upper end of pressure, supporting retention-focused pricing strategies.
- Occupancy above metro median and top quartile nationally supports income stability
- 1973 vintage presents value-add and CapEx planning opportunities versus newer local stock
- High-cost ownership market and growing 3-mile households bolster multifamily demand
- Rent-to-income positioning supports retention-focused pricing and mitigates turnover risk
- Risks: older vintage CapEx, limited nearby retail amenities, and below-median safety metrics