| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2130 S Santa Fe Ave, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2130 S Santa Fe Ave, Vista CA Multifamily Investment
Neighborhood occupancy is strong and has held near the high end of the metro, according to WDSuite s CRE market data, suggesting steady leasing conditions for a 100-unit asset. Elevated local home values further support renter reliance on multifamily housing.
This Vista suburban neighborhood posts a C+ rating and sits around the middle of the San Diego Chula Vista Carlsbad metro pack (rank 378 of 621 neighborhoods). For investors, the more telling signals are sector fundamentals: the neighborhood s occupancy rate is 97.8% and ranks 152 of 621 competitive among metro submarkets which points to stable tenancy and lower downtime between turns (per WDSuite).
Relative pricing dynamics favor rentals. Neighborhood median home values are in the 96th percentile nationally, while median asking rents sit in the 93rd percentile. That high-cost ownership market tends to sustain renter demand and support pricing power, with a rent-to-income ratio near 0.24 indicating manageable affordability pressure that can aid retention and renewal strategies. The share of renter-occupied housing units in the neighborhood is about one-third, signaling a moderate renter concentration and a sufficiently deep tenant base for multifamily.
Livability features are mixed. Parks and groceries rank near the metro middle, while cafes and pharmacies are sparse within neighborhood bounds. These patterns suggest residents rely on nearby corridors for daily needs, a common profile for workforce-oriented suburban nodes. Construction vintage in the neighborhood averages 1974, while this property was built in 1989 newer than much of the local stock which can enhance competitive positioning while still leaving room for targeted modernization or systems updates.
Demographics aggregated within a 3-mile radius show a slight population dip in recent years but a projected rebound through 2028, alongside a sizable increase in household count and a modest decline in household size. That combination typically expands the renter pool and supports occupancy stability. Taken together, these factors present a balanced case for investors conducting commercial real estate analysis of the Vista submarket.
Safety indicators are mixed and should be weighed with regional context. The neighborhood s crime rank is 239 out of 621 metro neighborhoods, indicating relatively higher incident rates than many San Diego Chula Vista Carlsbad peers. Nationally, overall crime placement is in the lower percentiles, so investors should underwrite with prudent security and operational practices.
Recent trends diverge by category: estimated property offenses have decreased meaningfully year over year (improving trend), while estimated violent offenses show a year-over-year uptick. These figures describe neighborhood-level conditions rather than this specific property and are best considered as inputs for staffing, lighting, access control, and partnership with local resources.
Nearby employment anchors span life sciences, energy, distribution, and technology, supporting a diversified renter base and commute convenience for residents. The list below highlights prominent employers within a typical commuting shed: Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences biopharma (5.6 miles)
- NRG Energy energy services (7.0 miles)
- Sysco food distribution (18.6 miles)
- Qualcomm technology & wireless (19.0 miles) HQ
- Celgene Corporation biopharma (19.8 miles)
Built in 1989, this 100-unit asset is newer than much of the surrounding housing stock, offering relative competitiveness versus older properties and room for value-add through targeted renovations. High neighborhood occupancy and a high-cost ownership market underpin steady multifamily demand and potential pricing power, while a moderate rent-to-income profile supports retention. Demographic projections within 3 miles point to growth in households and a smaller average household size, which typically expands the renter base and supports stabilized operations.
According to CRE market data from WDSuite, neighborhood occupancy ranks competitively within the metro, and NOI per unit in the area trends among the stronger cohorts regionally. Amenity density is lighter inside the neighborhood but serviceable via nearby corridors. Underwriting should account for mixed safety trends and the operational needs of a suburban location.
- Competitive neighborhood occupancy supports leasing stability
- 1989 vintage offers positioning edge vs. older stock with value-add potential
- Elevated ownership costs reinforce multifamily demand and pricing power
- Projected household growth within 3 miles suggests renter pool expansion
- Risks: lighter amenity density and mixed safety trends warrant prudent operations