| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 180 Nettleton Rd, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 22 |
| Transaction Date | 2009-10-07 |
| Transaction Price | $4,050,000 |
| Buyer | MR GREENSTONE LLC |
| Seller | LHI LLC |
180 Nettleton Rd Vista 22-Unit Multifamily Investment
Neighborhood occupancy and renter concentration are both strong, supporting steady leasing dynamics according to WDSuite’s CRE market data. These are neighborhood-level indicators, not property figures, and point to stable demand in Vista, California.
Vista’s Urban Core setting offers investors a balanced combination of demand drivers: the neighborhood places competitively among 621 San Diego–Chula Vista–Carlsbad neighborhoods and sits in the upper tier nationally for overall livability, according to CRE market data from WDSuite. At the neighborhood level, occupancy is elevated with tight vacancy conditions, which typically supports rent collections and lease retention in comparable assets.
Daily-needs access is a notable strength. Neighborhood amenities rank in the high national percentiles for groceries, pharmacies, parks, cafés, and restaurants, helping properties capture convenience-seeking renters. Average school ratings trend above many peer areas (top quartile nationally), which can aid retention for households prioritizing education access.
Tenure patterns indicate a deep renter pool: the share of housing units that are renter-occupied is high for the neighborhood, signaling durable demand for multifamily product rather than single-family ownership. Elevated home values relative to national norms reinforce reliance on rental options, which can support pricing power and stabilize occupancy over time.
Within a 3-mile radius, the population and household counts have grown in recent years, and forecasts point to further household expansion alongside smaller average household sizes. This combination typically broadens the tenant base and supports absorption for well-managed properties. Neighborhood median contract rents are higher than many U.S. areas, but rent-to-income levels suggest measured affordability pressures, indicating a need for disciplined lease management rather than aggressive hikes.
For asset positioning, the subject’s 1989 vintage is newer than the neighborhood’s average construction year. That relative vintage can enhance competitiveness versus older stock, while still warranting selective modernization and systems updates to sustain performance.
Safety indicators are mixed when compared nationally. Neighborhood-level crime measures sit below national safety percentiles, signaling higher incident rates than many U.S. neighborhoods. However, recent trend data shows year-over-year declines in both violent and property offenses, which is a constructive directional signal for risk management and resident retention. These figures describe neighborhood conditions rather than property-level security.
Investors typically address these dynamics through proactive measures such as lighting, access control, and resident engagement, and by emphasizing the area’s improving trends rather than block-level claims. Comparisons are relative to neighborhoods nationwide; conditions can vary within short distances in urban settings.
The surrounding employment base blends life sciences, energy, and distribution, supporting a broad renter pool and commute-friendly leasing. Nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sysco.
- Gilead Sciences — biopharma (1.5 miles)
- NRG Energy — energy services (4.8 miles)
- Qualcomm — wireless technology (20.8 miles) — HQ
- Celgene Corporation — biopharma (21.4 miles)
- Sysco — food distribution (21.9 miles)
This 22-unit asset in Vista benefits from neighborhood fundamentals that favor stable multifamily operations. According to CRE market data from WDSuite, neighborhood occupancy trends remain high relative to national benchmarks, and renter-occupied housing share is elevated—both supportive of demand depth and lease retention. Elevated for-sale housing values in the area further reinforce renter reliance on multifamily, which can underpin pricing power for well-managed assets.
The 1989 construction is newer than the area’s average vintage, offering a competitive edge versus older stock while still leaving room for targeted upgrades to common areas, unit finishes, and building systems. Within a 3-mile radius, recent growth in households and projections for continued expansion, alongside smaller household sizes, point to a larger tenant base over time. Strong amenity access and proximity to a diversified employment base add to long-term leasing resiliency.
- Tight neighborhood occupancy and high renter concentration support steady demand
- 1989 vintage is competitive versus older stock, with selective modernization potential
- Elevated ownership costs locally bolster multifamily reliance and pricing power
- 3-mile household growth and strong amenities underpin leasing and retention
- Risks: neighborhood safety ranks below national averages; prudent security and measured rent strategies are advisable