| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1985 Wellington Ln, Vista, CA, 92081, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1985 Wellington Ln Vista Multifamily Investment
Neighborhood occupancy is exceptionally tight, supporting income stability for professionally managed units, according to WDSuite’s CRE market data. Metrics cited below describe the neighborhood, not this specific property.
Situated in Vista’s inner suburb of the San Diego–Chula Vista–Carlsbad metro, the neighborhood posts a B rating and sits near the metro midpoint (rank 297 of 621). For investors, the standout signal is occupancy: neighborhood occupancy has been at the top of the metro (rank 1 of 621) and is also in the top tier nationally, a backdrop that typically supports rent collections and reduces lease-up risk.
Local livability is mixed but serviceable for workforce renters. Grocery access tracks strong (around the 85th percentile nationally), and childcare density is a relative strength (around the 94th percentile), while cafes, parks, and pharmacies are sparse within the neighborhood footprint. Restaurant density trends above the national middle (about the 69th percentile). Taken together, the amenity mix supports day-to-day needs but does not function as a destination corridor.
The renter-occupied share of housing units in the neighborhood is high (rank 76 of 621, upper tier metro-wide), indicating a deep tenant base that can bolster absorption and renewal activity. Housing fundamentals also read favorably for operations: housing performance sits in a nationally strong band (around the 82nd percentile), and average NOI per unit trends high versus peers (around the 89th percentile nationally), suggesting competitive operating margins for well-managed assets.
Demographic statistics aggregated within a 3-mile radius show recent population softness but forecasts point to growth ahead and a notable increase in households, implying a larger tenant base and potential renter pool expansion over the medium term. Median household incomes in this radius have risen meaningfully, which can support rent levels; that said, rent-to-income ratios in the neighborhood indicate affordability pressures relative to many U.S. areas, warranting attentive lease management.
With a 1989 vintage, the subject property is slightly newer than the neighborhood’s average 1984 construction year (rank 226 of 621). That positioning can be competitive versus older stock, though investors should underwrite typical late-1980s systems and common-area refresh needs for ongoing relevance.
Safety indicators for the neighborhood trend below both metro and national benchmarks. Overall crime ranks in the lower-performing cohort within the metro (rank 503 of 621) and sits in a low national percentile. Violent and property offense estimates are also weaker than national medians, so investors should plan for standard operational measures such as lighting, access control, and coordination with local patrols.
Recent directional data indicate increases year over year in both violent and property offense estimates. While these are neighborhood-level signals rather than block-level facts, prudent underwriting should incorporate security CapEx and community engagement to support retention and asset performance over the hold period.
The employment base includes life sciences, energy, and technology nodes within commuting distance, supporting renter demand and renewal stability for workforce and professional tenants. Notable nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene.
- Gilead Sciences — biotechnology (5.1 miles)
- NRG Energy — energy services (6.1 miles)
- Qualcomm — wireless & semiconductors (18.7 miles) — HQ
- Sysco — foodservice distribution (18.7 miles)
- Celgene Corporation — biotechnology (19.5 miles)
This 24-unit, 1989-vintage asset benefits from a neighborhood with top-tier occupancy and a deep renter base, supporting income durability relative to many San Diego metro peers. Based on CRE market data from WDSuite, the surrounding neighborhood ranks at the top of the metro for occupancy and shows strong housing and operating benchmarks, while grocery and childcare access add day-to-day convenience for tenants.
Investor focus should include affordability and security planning. Neighborhood rent-to-income measures point to higher relative rent burdens, which can pressure renewals if not matched with service quality and targeted concessions. Safety indicators trail broader benchmarks, suggesting prudent security CapEx and tenant-experience initiatives. Given the late-1980s vintage, plan for ongoing modernization of building systems and finishes to sustain competitive positioning versus newer stock.
- Neighborhood occupancy leads the metro, supporting lease-up and collection stability.
- High renter-occupied share signals a deep tenant base for absorption and renewals.
- Strong relative operating metrics (housing and NOI) indicate competitive margins for capable operators.
- 1989 vintage offers a slight edge over older neighborhood stock, with modernization upside.
- Key risks: elevated rent-to-income ratios and below-average safety metrics call for careful lease management and security investment.