| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1988 Wellington Ln, Vista, CA, 92081, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1988 Wellington Ln, Vista CA Multifamily Investment
Neighborhood occupancy is at the top of the metro, supporting leasing stability for well-managed assets, according to WDSuite’s CRE market data. The area’s high renter-occupied share points to a deep tenant base, though pricing should balance demand with retention.
Located in Vista’s inner suburb context within the San Diego-Chula Vista-Carlsbad metro, the neighborhood carries a B rating and sits near the metro median (rank 297 of 621). For investors, the standout signal is occupancy: the neighborhood ranks 1st of 621 with top-percentile performance nationally, indicating durable demand that can underpin cash flow if operations and unit positioning are competitive.
Income and housing indicators are mixed. NOI per unit is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (rank 63 of 621) and in a high national percentile, while rent-to-income ratios indicate affordability pressure that warrants careful lease management and renewal strategies. The neighborhood’s renter-occupied share is elevated, signaling a sizable tenant base and potential for steady absorption of renovated units.
Livability signals reflect everyday convenience over lifestyle amenities: grocery access scores above many peers, but cafes, parks, and pharmacies are limited within the neighborhood footprint. School rating data are not available in this dataset and should be validated during diligence. For positioning, emphasize functional finishes and value-add upgrades that meet commuter and family needs rather than premium lifestyle offerings.
Demographic statistics aggregated within a 3-mile radius show recent softness in population and household counts but a forecast rebound with population and household growth ahead. A slight decline in average household size is projected, which can translate into more households seeking rental options and support occupancy stability for appropriately sized units.
Safety indicators should be contextualized at the neighborhood level. The crime rank positions the area below the metro average (rank 503 of 621), and national percentiles signal a safety profile below the national median. Property offenses sit in a lower national percentile, and the most recent year-over-year trend shows an uptick, so investors should underwrite conservative expense assumptions for security, lighting, and access controls while coordinating with property management on prevention practices.
Proximity to diversified employers supports commuter demand and leasing durability, particularly for workforce housing. Notable nearby employers include biotechnology, energy, and technology firms that can broaden the renter pool within a practical drive-time.
- Gilead Sciences — biotechnology (5.0 miles)
- Nrg Energy — energy services (6.1 miles)
- Qualcomm — technology R&D (18.3 miles)
- Qualcomm — technology R&D (18.7 miles) — HQ
- Sysco — foodservice distribution (18.8 miles)
Built in 1989, this 24-unit asset is slightly newer than the neighborhood’s average vintage, offering a competitive edge versus older stock while still leaving room for targeted modernization and systems upgrades. Neighborhood occupancy ranks first among 621 metro neighborhoods and is top percentile nationally, suggesting resilient renter demand; according to CRE market data from WDSuite, this backdrop can support stable performance when paired with disciplined operations.
Investor attention should focus on value-add execution aligned to a renter-heavy area, calibrated to local affordability. Demographic statistics within a 3-mile radius show recent softness but a forward outlook for population and household growth, which can expand the tenant base. Amenity gaps (limited parks/cafes) argue for emphasizing on-site functionality and convenience. Underwrite for higher-than-average safety-related operating practices and prudent rent growth pacing to sustain retention.
- Neighborhood occupancy at the top of the metro supports leasing stability
- 1989 vintage offers competitive positioning with value-add and modernization upside
- Renter-occupied concentration signals a deep tenant base for renovated units
- 3-mile demographics point to future renter pool expansion, reinforcing occupancy
- Risks: below-metro safety profile and affordability pressure require careful expense control and renewal strategy