| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1949 West Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1980 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | $2,070,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1949 West Dr Vista Multifamily Investment
This 42-unit property built in 1979 benefits from strong neighborhood-level occupancy at 98.1% and high amenity density in Vista's urban core, according to CRE market data from WDSuite.
Located in Vista's urban core, this neighborhood demonstrates strong rental fundamentals with 98.1% occupancy—ranking in the top quartile nationally among 621 metro neighborhoods. The area maintains a predominantly rental profile with 70.3% of housing units occupied by renters, ranking in the 97th percentile nationally and supporting consistent multifamily demand.
Amenity density ranks exceptionally high with grocery stores at 15.63 per square mile (100th percentile nationally), childcare facilities at 6.25 per square mile (99th percentile), and pharmacy access at 6.25 per square mile (99th percentile). This infrastructure supports tenant retention and appeals to family-oriented renters, reflected in the neighborhood's average household size of 4.2 residents.
Demographics within a 3-mile radius show a stable population base of approximately 111,000 residents with median household income of $98,539. The property's 1979 construction year aligns with the neighborhood average, indicating consistent building stock that may present value-add renovation opportunities. Median contract rent of $1,773 provides context for local pricing, though individual unit performance will depend on property-specific factors and recent capital improvements.
Schools in the area average a 4.0 rating out of five, ranking in the 84th percentile nationally, which supports family appeal. However, the neighborhood shows lower educational attainment with only 6.4% of adults holding bachelor's degrees, ranking in the 10th percentile nationally, suggesting a working-class tenant base that may prioritize affordability and proximity to employment centers.
Crime metrics show mixed signals requiring careful monitoring. Property offense rates rank 474th among 621 metro neighborhoods, placing performance below regional averages. However, the trend direction appears favorable with property crimes declining 18.2% year-over-year, ranking in the 61st percentile nationally for improvement.
Violent crime rates show similar patterns, with current levels ranking 429th among metro neighborhoods but demonstrating significant improvement with a 33.0% decline year-over-year—ranking in the 77th percentile nationally for crime reduction. These improving trends may indicate enhanced community stability, though investors should continue monitoring local safety initiatives and their impact on tenant retention and property values.
The Vista area benefits from proximity to major corporate employers, providing workforce housing opportunities for employees across biotechnology, energy, and technology sectors.
- Gilead Sciences — biotechnology (1.4 miles)
- Nrg Energy — energy services (4.8 miles)
- Qualcomm — technology (20.5 miles)
- Qualcomm — technology headquarters (20.8 miles) — HQ
- Celgene Corporation — biotechnology (21.5 miles)
This 42-unit property offers exposure to Vista's strong rental fundamentals, anchored by neighborhood-level occupancy of 98.1% that ranks in the top quartile nationally. The urban core location provides exceptional amenity access with grocery, childcare, and pharmacy density all ranking in the 99th percentile nationally, supporting tenant retention in a market where 70.3% of housing units are renter-occupied. Demographics within a 3-mile radius show household growth of 3.9% over five years with median income of $98,539, indicating a stable renter base for workforce housing.
The 1979 construction year aligns with neighborhood averages and may present value-add opportunities through targeted renovations and unit improvements. However, investors should monitor safety trends as crime metrics currently rank below metro averages, despite showing year-over-year improvement. The working-class demographic profile, evidenced by lower educational attainment levels, suggests tenant sensitivity to rent increases and the importance of maintaining competitive pricing relative to local income levels.
- Neighborhood occupancy at 98.1% ranks top quartile nationally among 621 metro areas
- Exceptional amenity density with grocery and childcare access in 99th percentile
- Strong rental profile with 70.3% of neighborhood units renter-occupied
- Value-add potential through renovations given 1979 construction vintage
- Risk consideration: Crime metrics rank below metro average despite improving trends