| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1913 West Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1980 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1913 West Dr Vista Multifamily Investment, 24 Units
Neighborhood occupancy is high and renter demand is deep for this Vista location, according to WDSuite’s CRE market data, supporting stable income performance for well-managed assets.
Vista’s Urban Core setting offers strong day-to-day convenience: grocery, pharmacy, parks, restaurants, and cafes all score in the top quartile nationally, with grocery and pharmacy access near the top of national distributions. These amenity concentrations support resident retention and broaden the tenant pool for workforce-oriented properties.
Among 621 neighborhoods in the San Diego–Chula Vista–Carlsbad metro, this area’s overall neighborhood rating sits competitively (ranked within the top quartile), signaling balanced livability and access fundamentals for multifamily. Average school ratings trend above national norms, which can aid leasing for family-oriented units.
Rents and vacancies in the neighborhood point to solid operating conditions: neighborhood occupancy is elevated (top decile nationally), while the share of housing units that are renter-occupied is also high, indicating depth in the renter base and support for leasing velocity.
Three-mile demographics show incremental population growth with a clearer increase in households and a gradual reduction in average household size—trends that typically expand the renter base and support absorption. Median incomes have been rising, and home values in the neighborhood are elevated versus national benchmarks, which tends to sustain reliance on rental housing and can support pricing power when managed thoughtfully.
Safety indicators for the neighborhood trail national averages, with both violent and property offense measures sitting in lower national percentiles (lower percentiles indicate comparatively higher incident rates). However, recent year-over-year trends show double-digit declines in both categories, signaling improvement momentum rather than deterioration.
For investors, the takeaway is to underwrite with prudent assumptions on security and operating practices while recognizing the improving direction of reported incidents. Comparative performance within the metro varies by sub-area; sustained declines would be supportive of retention and leasing stability over time.
The area draws from a diverse employment base that helps support renter demand and commute convenience, including life sciences, energy, technology, and food distribution employers located within a 1.4–22.0 mile radius.
- Gilead Sciences — biotechnology (1.4 miles)
- Nrg Energy — energy services (4.9 miles)
- Qualcomm — technology (20.8 miles) — HQ
- Celgene Corporation — biotechnology (21.5 miles)
- Sysco — food distribution (22.0 miles)
This 24-unit asset sits in a Vista neighborhood with strong amenity access and a renter-heavy housing mix, supporting depth of demand and steady leasing. Neighborhood occupancy is elevated and renter-occupied share is high, which together point to resilience in day-to-day operations and lower downtime risk for comparable properties. Elevated local home values reinforce reliance on multifamily housing and can bolster pricing power, while incomes in the 3-mile radius have trended higher—factors that can support rent levels with thoughtful lease management, based on commercial real estate analysis and CRE market data from WDSuite.
Demographic patterns within a 3-mile radius—modest population growth, a clearer increase in households, and smaller average household sizes—suggest a gradually expanding tenant base and support for occupancy stability. Amenity density (groceries, pharmacies, parks, restaurants, and cafes) ranks among the strongest nationally, aiding retention and reinforcing the case for durable cash flow in well-operated assets.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Elevated home values sustain rental demand and can underpin pricing power
- Three-mile household growth and income gains expand the tenant base
- Dense retail and services nearby aid resident convenience and retention
- Risk: Safety metrics trail national averages; continue underwriting with prudent security and operational assumptions