| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 38th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 173 Durian St, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | 2002-08-21 |
| Transaction Price | $5,500,000 |
| Buyer | RECHT MICHAEL S |
| Seller | CALLE JULES LTD PARTNERSHIP |
173 Durian St Vista Multifamily Investment
Neighborhood metrics indicate durable renter demand and high occupancy, based on CRE market data from WDSuite, with elevated ownership costs in Vista supporting sustained reliance on multifamily housing.
The Vista neighborhood around 173 Durian St shows solid multifamily fundamentals. Occupancy is in the top decile nationally and competitive among San Diego–Chula Vista–Carlsbad neighborhoods (ranked 72 out of 621), pointing to stable lease-up and renewal potential. Renter-occupied housing has a high neighborhood share (86th percentile nationally), which supports a deep tenant base for a 48-unit asset.
Local cost-to-own conditions reinforce rental demand. Home values are near the top of the national distribution (about the 90th percentile) and the value-to-income ratio is elevated (around the 95th percentile), both of which tend to support pricing power and lease retention for well-managed rentals. At the same time, rent-to-income levels indicate affordability pressure (low national percentile), so underwriting and operations should incorporate thoughtful rent growth and renewal strategies.
Livability drivers are mixed. Park access performs strongly (roughly the 92nd percentile) and restaurants are relatively dense (around the 80th percentile), while immediate neighborhood retail such as groceries, pharmacies, and cafes is limited—residents may rely on nearby corridors for daily needs. Average school ratings trend below national medians, which is relevant for family-oriented leasing positioning.
Demographic statistics aggregated within a 3-mile radius point to steady population and household growth in recent years, with households projected to expand further through 2028 as average household size trends smaller. This combination typically enlarges the renter pool and supports occupancy stability for professionally operated properties. According to WDSuite’s commercial real estate analysis, neighborhood NOI per unit also sits above national norms, underscoring income performance potential for comparable assets.
Safety indicators warrant balanced consideration. The neighborhood’s crime standing sits below the metro median (ranked 360 out of 621 within the San Diego–Chula Vista–Carlsbad region) and below national averages by percentile, which may influence renter perceptions and call for attentive property operations.
Recent movement is mixed: property offenses declined by 14.5% year over year, according to WDSuite’s CRE market data, while estimates for violent offenses remain in lower national percentiles. Owners can mitigate risk through standard measures—lighting, visibility, and resident engagement—while noting the favorable direction in property offense trends.
Nearby anchors in biotech, energy, and technology support a diversified employment base and commute convenience for renters. The employers below represent notable demand drivers: Gilead Sciences, NRG Energy, Qualcomm, Celgene Corporation, and Sysco.
- Gilead Sciences — biotech (1.6 miles)
- NRG Energy — energy (5.3 miles)
- Qualcomm — semiconductors (20.9 miles) — HQ
- Celgene Corporation — biotech (21.6 miles)
- Sysco — foodservice distribution (21.8 miles)
For investors evaluating North County San Diego, 173 Durian St benefits from a neighborhood with top-decile occupancy and a high share of renter-occupied housing, supporting dependable demand. Elevated home values and value-to-income ratios in the area reinforce renter reliance on multifamily, while 3-mile demographics point to a growing household base and a gradually expanding renter pool. Based on CRE market data from WDSuite, neighborhood NOI per unit trends above national norms, consistent with durable income performance in similar assets.
Operational focus remains important. Tight rent-to-income conditions suggest emphasizing retention-centric lease management and amenity-driven differentiation, and safety perceptions should be managed proactively. With disciplined execution, the submarket’s demand depth and occupancy stability can underpin long-term performance.
- Strong occupancy profile (top decile nationally) supports lease-up and renewal stability
- High renter concentration provides depth of tenant demand for a 48-unit community
- Elevated ownership costs in Vista reinforce reliance on rentals and pricing power
- 3-mile demographics indicate household growth and a larger renter pool through 2028
- Risks: affordability pressure and below-median safety metrics require attentive operations