| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 53rd | Fair |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2464 Hibiscus Ave, Vista, CA, 92081, US |
| Region / Metro | Vista |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2464 Hibiscus Ave Vista Multifamily Investment Snapshot
Neighborhood-level occupancy is exceptionally tight and renter demand is deep, according to WDSuite’s CRE market data, supporting income stability for well-positioned assets near 2464 Hibiscus Ave. Figures cited reflect the surrounding neighborhood, not this specific property.
The surrounding Vista neighborhood rates B and is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (rank 297 of 621). Occupancy in the neighborhood is among the strongest locally (ranked 1 of 621) and sits in the top tier nationally, indicating limited vacancy and durable leasing conditions at the sub-neighborhood scale. These are neighborhood statistics and may not reflect this specific asset, but they frame the demand backdrop for multifamily investors.
Day-to-day convenience is supported by strong grocery access (high national percentile), while restaurant density trends above the national median. Cafes, parks, and pharmacies are less concentrated in this immediate pocket, which can temper walk-to-amenity appeal but also preserves a quieter inner-suburb setting. Childcare availability tracks high relative to national benchmarks, reinforcing family-serving services in the area.
Housing indicators are solid (above the national median), and average net operating income per unit in the neighborhood tracks in the top decile nationally, signaling historically resilient operations among comparable assets. Median asking rents in the neighborhood sit on the higher side relative to the nation, and rent-to-income reads elevated; investors should plan for disciplined lease management and renewal strategies to balance pricing power with retention.
Within a 3-mile radius, recent years show modest population and household declines, but forecasts point to growth in both population and households by 2028, implying a larger tenant base ahead. Rising incomes in the 3-mile radius also support future rent levels, while the mix of owners and renters suggests a stable pool of renter-occupied units to draw from, aiding occupancy stability over a multi-year hold.
Safety metrics for the neighborhood trend below national averages, placing it in a lower national percentile for safety. Compared with the San Diego metro, the area ranks in the weaker half (crime rank 503 of 621), indicating investors should underwrite prudent security measures and consider property-level design, lighting, and management practices to support resident comfort.
Recent year-over-year estimates show increases in both violent and property offense rates at the neighborhood level. These trends underscore the importance of operational controls, coordinated community engagement, and budget provisions for safety-related improvements as part of long-term asset planning.
Nearby corporate employers provide a diversified white-collar and industrial employment base that supports renter demand and retention for workforce and professional households, including Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene Corporation.
- Gilead Sciences — biotechnology (5.5 miles)
- NRG Energy — energy services (6.1 miles)
- Qualcomm — technology offices (17.7 miles)
- Qualcomm — technology offices (18.1 miles) — HQ
- Sysco — foodservice distribution (18.1 miles)
- Celgene Corporation — biotechnology (19.0 miles)
The neighborhood surrounding 2464 Hibiscus Ave benefits from exceptionally tight occupancy and a high renter-occupied share, creating a favorable backdrop for stabilized multifamily operations. According to CRE market data from WDSuite, the neighborhood ranks first for occupancy among 621 metro neighborhoods, and NOI per unit trends in the upper national tier — signals of durable income performance for comparable assets. With a 1987 vintage, this 22‑unit property may present value-add opportunities through targeted renovations and system upgrades that position it competitively against older stock while managing long-term capital needs.
Within a 3-mile radius, forward-looking projections indicate population and household growth by 2028, which supports a larger tenant base and lease-up resilience. Investors should balance these positives against elevated rent-to-income readings and below-average safety percentiles at the neighborhood scale by prioritizing renewal strategies, resident experience, and prudent security investments.
- Neighborhood occupancy strength supports income stability and low downtime
- High renter-occupied share points to depth of tenant demand
- 1987 vintage offers value-add and modernization pathways
- 3-mile projections show growth in population and households, aiding leasing
- Risks: elevated rent-to-income and below-average safety require careful operations