| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 176 Cedar Rd, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | 2000-01-15 |
| Transaction Price | $447,000 |
| Buyer | VISTA PACIFICA APARTMENTS VISTA LLC |
| Seller | WARREN LORTIE ASSOCIATES INC |
176 Cedar Rd, Vista CA Multifamily Investment
Neighborhood occupancy near 98% supports leasing stability and steady cash flow potential for a 36‑unit asset, according to WDSuite’s CRE market data. These are neighborhood measures, not property operations, but they point to resilient renter demand in Vista’s Urban Core.
Vista’s Urban Core scores an A neighborhood rating and ranks 78 out of 621 metro neighborhoods, placing it in the top quartile locally and signaling competitive fundamentals within the San Diego–Chula Vista–Carlsbad region. Amenity access is a notable strength (ranked 4 of 621; top percentile nationally), with dense coverage of grocery, pharmacies, parks, and childcare, which tends to support resident retention and day‑to‑day convenience for renters.
For investors assessing demand depth, the neighborhood’s renter-occupied share is high at roughly 70% of housing units, indicating a substantial tenant base for multifamily. At the same time, neighborhood occupancy is around 98%, above many metro peers, a combination that typically underpins leasing stability and lowers downtime risk in comparable assets. Based on WDSuite’s multifamily property research benchmarks, these neighborhood-level indicators compare favorably to broader metro trends.
Within a 3‑mile radius, population and household counts have grown in recent years, and households are projected to increase further by 2028, which expands the local renter pool and supports occupancy. Median household incomes in the 3‑mile area are solid with an expanding upper‑income cohort, which can aid rent collections and upgrade potential, while the average household size is trending slightly smaller—factors that together point to steady demand for professionally managed units.
Ownership costs are elevated in the immediate neighborhood (home values trend high relative to income), reinforcing renter reliance on multifamily housing and supporting pricing power within reason. Neighborhood median contract rents are also above national norms, so lease management should balance growth with affordability to sustain retention.
Safety metrics for the immediate neighborhood trail national norms overall, with national percentiles indicating comparatively higher reported incidents than many U.S. neighborhoods. However, recent year‑over‑year trends show improvement, with both violent and property offenses declining, suggesting risk is moderating rather than worsening. These are neighborhood‑level indicators, not property‑specific conditions.
Relative to the San Diego–Chula Vista–Carlsbad metro, the neighborhood’s crime rank sits in the lower half, signaling that investors should account for prudent security, lighting, and access‑control measures to support tenant retention and asset performance. Continued year‑over‑year decreases provide a constructive direction of travel to monitor in ongoing underwriting.
Nearby employers span biotech, energy, and technology, supporting a diversified renter base and commute‑convenient housing demand for the submarket. The list below highlights key names proximate to the property: Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sysco.
- Gilead Sciences — biotech (1.5 miles)
- NRG Energy — energy (4.65 miles)
- Qualcomm — semiconductors (20.7 miles) — HQ
- Celgene Corporation — biotech (21.3 miles)
- Sysco — foodservice distribution (21.9 miles)
176 Cedar Rd combines a renter‑heavy neighborhood, strong amenity access, and metro‑competitive occupancy to support durable multifamily demand. The property’s 1984 vintage is slightly newer than the neighborhood average, which can be advantageous versus older stock; investors should still plan for targeted modernization and systems refresh to sustain competitive positioning. According to CRE market data from WDSuite, the surrounding neighborhood exhibits high occupancy and a large share of renter‑occupied units, while elevated ownership costs help sustain reliance on rental housing.
Within a 3‑mile radius, household growth and an expanding higher‑income segment broaden the tenant base, supporting rent collections and potential value‑add execution. Balanced against these strengths, safety metrics lag national norms, so underwriting should include reasonable security measures and operating contingencies while acknowledging recent year‑over‑year improvement in reported incidents.
- Renter‑heavy neighborhood with occupancy near 98% supports leasing stability
- Top‑tier amenity access (grocery, pharmacy, parks, childcare) aids retention
- 1984 vintage offers competitive positioning versus older stock, with targeted upgrades creating value‑add potential
- Elevated ownership costs in the area reinforce multifamily demand and measured pricing power
- Risk: Safety metrics trail national averages—plan for prudent security and operating reserves