| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 28th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2010 University Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1987 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2010 University Dr, Vista CA Multifamily Investment
Renter demand is supported by a high-cost ownership market and a sizable renter-occupied share in the surrounding neighborhood, according to WDSuite s CRE market data.
Located in Vista within the San Diego Chula Vista Carlsbad metro, the neighborhood rates C+ and is positioned as an Inner Suburb with everyday conveniences that matter to residents. Amenity access is competitive among San Diego Chula Vista Carlsbad neighborhoods (rank 196 of 621), with strong density of grocery, dining, and cafe options (grocery and restaurants score in the 80s 30s by national percentile). Limited park and childcare access suggests family oriented tenants may look to nearby alternatives.
Multifamily dynamics show mixed signals. Neighborhood occupancy is around the national midpoint and below the metro median, while the share of housing units that are renter occupied is elevated (above the 80th percentile nationally). Together, this points to a deep tenant base but requires attention to leasing and renewals to sustain stability.
Within a 3 mile radius, demographics indicate a large resident base with rising incomes over the last five years and projections for modest population growth by 2028 alongside a notable increase in household count and smaller average household size. For investors, that combination typically expands the renter pool and supports occupancy over time, though management should plan for evolving unit mix and amenity preferences as household sizes edge down.
Housing costs in the neighborhood are high relative to incomes (home values sit in the low 90s nationally by percentile, and value to income is near the mid 90s), which tends to reinforce reliance on multifamily rentals and can support pricing power. At the same time, rent to income near the 30% range signals some affordability pressure, so asset strategies should emphasize retention, renewal management, and measured rent positioning.
The property level vintage (1987) is slightly newer than the neighborhood average construction year (early 1980s). That positioning can be competitive versus older stock, though investors should underwrite ongoing modernization of interiors, common areas, and building systems typical for late 1980s construction.
School ratings in the neighborhood trend below metro and national averages, which may temper family driven demand relative to other parts of the metro; operators can offset with community programming and convenience advantages like proximity to everyday retail.
Safety indicators are weaker than both metro and national averages, with the neighborhood ranked 289 out of 621 within the San Diego Chula Vista Carlsbad metro. Nationally, the area sits in the lower third by safety percentile. Recent trends show improvement, with both property and violent offense rates declining year over year, which investors may view as a cautious positive for operations and resident retention.
Given these mixed signals, underwriting should assume enhanced onsite management practices and security measures, and monitor whether the recent downward trend in reported offenses continues relative to the broader region.
Proximity to major life sciences, energy, and technology employers supports a diversified renter base and commute convenience for residents, including Gilead Sciences, NRG Energy, Qualcomm, Celgene, and Sempra Energy.
- Gilead Sciences biotechnology (4.9 miles)
- NRG Energy energy (6.2 miles)
- Qualcomm telecommunications & semiconductors (19.0 miles) HQ
- Celgene biopharmaceuticals (19.8 miles)
- Sempra Energy utilities (31.4 miles) HQ
2010 University Dr offers 90 units in a late 1980s asset positioned in an Inner Suburb submarket with strong everyday retail access and a renter heavy neighborhood mix. High ownership costs in the area support reliance on rental housing, while elevated renter occupied share and projected growth in households within a 3 mile radius point to a durable tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends are around national norms but sit below the metro median, suggesting the need for focused leasing and renewal execution.
Built in 1987, the property is somewhat newer than much of the surrounding housing stock from the early 1980s, providing a relative competitive edge versus older assets. Investors should still plan for targeted modernization and building system updates typical of this vintage. Safety metrics trail metro and national benchmarks but have improved year over year, warranting prudent security and operations planning in underwriting.
- High ownership costs reinforce multifamily demand and support pricing power
- Elevated renter occupied share indicates depth of tenant base
- 1987 vintage offers competitive positioning versus older neighborhood stock, with value add potential through modernization
- Amenity rich location near grocery, dining, and employment nodes supports retention
- Risks: below metro occupancy, weaker safety and school ratings plan for active management and measured rent growth