| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 41st | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 180 Terrace Dr, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1987 |
| Units | 52 |
| Transaction Date | 2002-03-13 |
| Transaction Price | $100,000 |
| Buyer | ARMOUR SUNSET CLIFFS LLC |
| Seller | APPIAN LANE ASSOCIATES LIMITED PARTNERSH |
180 Terrace Dr, Vista CA Multifamily Investment
Stabilized renter demand and high occupancy in the surrounding neighborhood point to durable cash flow potential, according to WDSuite’s CRE market data. Positioning within North County San Diego adds commuter access and a broad tenant base without relying on downtown volatility.
Vista’s inner-suburban setting offers everyday convenience with a concentration of restaurants, groceries, pharmacies, and childcare options that rank in the top quartile among 621 San Diego–Chula Vista–Carlsbad metro neighborhoods. Neighborhood occupancy averages 96.8% (competitive among metro peers), and cafes, restaurants, and grocery density score well nationally, supporting resident retention and leasing momentum.
The asset’s 1987 vintage is newer than the area’s average construction year of 1975, providing a relative competitive edge versus older stock; investors should still plan for system upgrades or targeted renovations to sustain positioning and capture value-add upside where applicable.
Tenure patterns indicate a deep renter base: 58.1% of occupied housing units in the neighborhood are renter-occupied. This renter concentration supports multifamily demand depth and day-one leasing stability, particularly around 1–2 bedroom product types common to similar 1980s assets.
Within a 3-mile radius, recent history shows modest population softness, yet forecasts point to growth in both population and households by 2028, alongside rising median incomes. That combination suggests a larger tenant base and improving rent coverage over time, which can support occupancy stability and measured rent growth.
Home values in the neighborhood sit at elevated levels relative to national benchmarks (high national percentile for value-to-income), reinforcing reliance on multifamily housing and supporting pricing power for well-maintained units. Rent-to-income ratios remain manageable in context, but proactive lease management can mitigate affordability pressure and support retention.
Counterpoints for underwriting: local parks are limited within the immediate neighborhood, and average school ratings are mid-tier. These factors may influence certain household segments but are partially offset by amenity access and broad employment nodes across North County and greater San Diego.
Compared with other neighborhoods in the San Diego–Chula Vista–Carlsbad metro, this area sits below the metro median for safety (ranked 366 out of 621). Nationally, the neighborhood’s safety profile tracks below average based on WDSuite data, so risk-adjusted underwriting and security considerations are prudent.
Trend-wise, estimated violent offenses declined year over year (roughly a high-teens percentage reduction), and property offenses also edged down. While still below national percentiles for safety, these improvements suggest conditions have been moving in a better direction. Investors often address on-site security, lighting, and access controls to support resident perception and retention.
Proximity to diversified employers supports a broad renter pool and commute convenience, with life sciences, energy, and technology anchors within practical driving distance. Nearby nodes include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene.
- Gilead Sciences — biotechnology (3.4 miles)
- NRG Energy — energy services (6.7 miles)
- Qualcomm — semiconductors & wireless (20.9 miles) — HQ
- Sysco — food distribution (20.9 miles)
- Celgene Corporation — biopharma (21.6 miles)
This 52-unit, 1987-vintage property aligns with a neighborhood that is competitive among metro peers for occupancy, supported by a renter-occupied share above half of local households. Newer-than-area-average construction gives a positioning advantage versus 1970s stock, while targeted upgrades can unlock value-add potential. According to WDSuite’s commercial real estate analysis, elevated home values in the neighborhood sustain reliance on rentals, supporting pricing power for well-maintained units.
Within a 3-mile radius, forecasts indicate growth in population and households alongside rising incomes through 2028, pointing to a larger tenant base and support for occupancy stability. Amenity access is strong, and employment nodes across North County and San Diego broaden demand drivers. Underwriting should account for safety considerations and limited park access, but recent improvements in offense trends and ongoing amenity strengths help counterbalance these risks.
- Occupancy strength in a competitive metro context supports steady leasing
- 1987 vintage offers relative edge over older stock with clear value-add levers
- Elevated local home values reinforce renter reliance and pricing power
- 3-mile forecasts show growth in households and incomes, expanding the tenant base
- Risks: below-median safety and limited park access warrant prudent management and capex planning