| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1944 West Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1991 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $241,000 |
| Buyer | ANGELFIRE GROUP LLC |
| Seller | TAMBURRINO STEPHEN |
1944 West Dr, Vista CA Multifamily Investment
Neighborhood renter demand and high occupancy trends signal durable income potential, according to WDSuite’s CRE market data. Tight supply and solid local amenities underpin leasing stability for small-scale assets in North County San Diego.
The property sits in an Urban Core neighborhood rated A (ranked 78 of 621 in the San Diego-Chula Vista-Carlsbad metro), placing it in the top quartile among metro neighborhoods. Investor interest is supported by strong neighborhood occupancy and a deep renter-occupied housing base, pointing to a broad tenant pool and lower downtime risk for well-managed assets.
Daily-life amenities are a clear strength. The neighborhood ranks in the top national percentiles for grocery access (near the 100th percentile), pharmacies (near the 99th), parks and cafes (both high-90s), and restaurants (low-90s). This concentration of essentials and services tends to support leasing retention and limit concessions pressure during slower demand periods.
School quality indicators are competitive, with the neighborhood’s average school rating landing in the top quartile among 621 metro neighborhoods. For family-oriented renters, that can reinforce length of stay and reduce turnover costs.
Home values in the area are elevated relative to national benchmarks (value-to-income metrics in the low-90s percentiles nationally), which often sustains reliance on rental housing and supports pricing power for quality units. At the same time, rent-to-income metrics suggest relatively manageable affordability pressure versus many coastal peers, a mix that can aid rent collections and renewal outcomes. These signals reflect neighborhood conditions and not the property’s specific occupancy or pricing.
Within a 3-mile radius, demographics show recent population growth with a projected increase in households through the forecast period, indicating a larger tenant base and ongoing renter pool expansion. Rising incomes in the area, based on WDSuite’s commercial real estate analysis, further support rent levels without overextending typical lease budgets.
Safety indicators trail metro averages, with the neighborhood’s crime rank at 155 out of 621 suggesting it is not among the metro’s safer areas. Nationally, safety sits below the midpoint as well. That said, WDSuite’s data shows year-over-year declines in both violent and property offenses, indicating improvement momentum that investors should track over subsequent periods rather than assume as guaranteed.
Practical takeaway: underwriting should incorporate conservative assumptions for security and common-area maintenance, while recognizing the recent downtrend in reported offenses. Comparisons should be made against submarkets with similar urban amenity density to contextualize leasing and retention strategy.
Nearby employers provide a diverse base across life sciences, energy, technology, and distribution, supporting workforce housing demand and commute convenience for renters. The following anchors are within commuting distance and relevant to leasing stability in this part of North County San Diego.
- Gilead Sciences — biotech (1.4 miles)
- NRG Energy — energy (4.8 miles)
- Qualcomm — wireless technology (20.8 miles) — HQ
- Celgene Corporation — biotech (21.4 miles)
- Sysco — foodservice distribution (22.0 miles)
This 22-unit asset, built in 1991, is newer than the neighborhood’s average vintage, giving it a competitive edge versus older local stock while still allowing for targeted value-add through systems modernization and interior updates. Neighborhood fundamentals are favorable for small multifamily: high occupancy, a high share of renter-occupied housing units, and elevated home values that reinforce rental demand. According to CRE market data from WDSuite, amenity density ranks among the strongest nationally, which tends to support retention and limit concessions.
Within a 3-mile radius, modest population growth and a projected increase in households suggest renter pool expansion, while income gains support rent levels without pushing typical lease budgets too far. Investors should balance these strengths against below-metro-average safety indicators by budgeting for security and resident-experience enhancements that sustain occupancy and renewal performance.
- Newer 1991 vintage vs. local average points to competitive positioning and selective value-add potential
- High neighborhood occupancy and strong renter-occupied share support leasing stability
- Top-tier amenity access (grocers, pharmacies, parks, dining) aids retention and pricing power
- 3-mile area shows growing household counts and rising incomes, expanding the tenant base
- Risk: Safety metrics lag metro averages; plan for security and resident-experience investments