| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1982 Wellington Ln, Vista, CA, 92081, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1982 Wellington Ln Vista Multifamily Investment Snapshot
Neighborhood occupancy is at the top of the San Diego metro, supporting stable cash flow potential for well-located assets, according to WDSuite’s CRE market data. Figures reference neighborhood conditions, not the property’s current operations.
Located in Vista’s inner suburban fabric of the San Diego–Chula Vista–Carlsbad metro, the neighborhood holds a B rating and sits around the metro median for overall performance. The area’s renter concentration is high (share of housing units that are renter-occupied), indicating a deep tenant base that supports leasing stability for multifamily.
Operationally, neighborhood occupancy ranks first among 621 metro neighborhoods — effectively top of the market — which has historically supported steady absorption and low downtime between turns. Average NOI per unit sits in the top quartile nationally, signaling competitive rent levels relative to expenses for comparable assets in this submarket, based on CRE market data from WDSuite.
Livability drivers are mixed: grocery access tracks in the upper national percentiles, restaurants are competitive, and childcare density is strong (top-tier nationally), while parks, pharmacies, and cafés are limited within neighborhood boundaries. These patterns suggest everyday conveniences are accessible, though lifestyle amenities may skew toward nearby areas rather than on-block offerings.
Within a 3-mile radius, recent years show flat-to-soft population and household counts, but forecasts point to renewed population growth and a notable increase in households, implying a larger future renter pool and support for occupancy stability. The median home value context and value-to-income positioning indicate a high-cost ownership market relative to incomes, which typically sustains reliance on rental housing; however, elevated rent-to-income ratios in the neighborhood signal affordability pressure that owners should manage through disciplined lease strategies.
Vintage considerations: the property was built in 1989, slightly newer than the neighborhood’s average vintage. This positioning can be competitive versus older stock, though investors should still plan for modernization and systems upgrades typical for assets of this era.
Safety dynamics are a consideration. Compared with neighborhoods nationwide, this area sits in lower national percentiles for both violent and property offenses, and it trends below the metro average among 621 San Diego–area neighborhoods. Recent year-over-year data indicate a modest uptick in reported offense rates at the neighborhood level. Investors typically underwrite with enhanced security measures and tenant screening to support retention and asset performance, recognizing that crime conditions vary by block and can change over time.
Proximity to regional employers in biotech, energy, wireless technology, and aerospace supports a diversified renter base and commute convenience for workforce tenants. Nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Celgene, and L-3 Telemetry & RF Products.
- Gilead Sciences — biotechnology (5.0 miles)
- NRG Energy — energy (6.1 miles)
- Qualcomm — wireless technology (18.7 miles) — HQ
- Celgene Corporation — biotechnology (19.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace (24.3 miles)
1982 Wellington Ln offers exposure to a Vista neighborhood where occupancy performance sits at the top of the metro, a favorable backdrop for stabilizing cash flows and minimizing downtime between turns. Within a 3-mile radius, forward-looking data point to household growth and income gains that can expand the renter pool, while the local ownership cost context tends to reinforce demand for multifamily units. According to CRE market data from WDSuite, neighborhood operating benchmarks such as NOI per unit are competitive versus national peers, indicating durable fundamentals for well-managed assets.
Constructed in 1989, the asset is slightly newer than the neighborhood average, offering relative competitiveness versus older inventory while still warranting targeted modernization and systems updates typical for late-1980s construction. Key underwriting considerations include elevated rent-to-income levels that call for careful renewal strategies and local safety conditions that may necessitate operational mitigants.
- Top-of-metro neighborhood occupancy supports leasing stability and lower downtime
- Diversified nearby employment base underpins steady renter demand
- 1989 vintage offers value-add via targeted modernization and efficiency upgrades
- Homeownership cost context reinforces reliance on rentals, supporting pricing power
- Risks: elevated rent-to-income ratios and below-average safety require active management