| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 38th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 365 N Emerald Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1985 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
365 N Emerald Dr Vista Multifamily Investment
This 60-unit property built in 1984 benefits from neighborhood-level occupancy of 99.3%, ranking in the top quartile nationally according to CRE market data from WDSuite.
This Vista neighborhood demonstrates strong rental fundamentals, with occupancy rates of 99.3% ranking in the 95th percentile nationally among 621 metro neighborhoods. The area maintains a 46.4% renter-occupied housing share, creating sustained demand for multifamily units. Median contract rents of $2,121 reflect competitive pricing within the San Diego market while supporting healthy rent-to-income ratios.
Demographics within a 3-mile radius show a stable tenant base with 116,257 residents and median household income of $96,216. The area's average construction year of 1988 indicates comparable vintage to the subject property, built in 1984, which may require capital planning for system updates and potential value-add renovations. Population projections through 2028 suggest modest growth with household formation supporting continued rental demand.
The neighborhood offers solid amenity access with 1.65 parks per square mile ranking in the 92nd percentile nationally and 4.94 restaurants per square mile. However, grocery and pharmacy density rank lower, which may impact tenant convenience. Average school ratings of 2.0 out of 5 suggest families may prioritize other factors when selecting housing, potentially affecting tenant demographics and retention strategies.
Safety metrics present mixed signals for this Vista neighborhood. Property crime rates of 2,309 per 100,000 residents rank 458th among 621 metro neighborhoods, placing it in the lower third locally. However, property crime has declined 14.5% year-over-year, indicating improving trends that may support tenant retention and leasing velocity.
Violent crime rates of 441 per 100,000 residents rank similarly at 460th of 621 neighborhoods, though violent incidents increased 12.6% over the past year. Investors should monitor these trends as part of ongoing property management and tenant screening protocols, while considering how safety perceptions may influence renewal rates and market positioning.
The Vista area benefits from proximity to major corporate employers that support workforce housing demand, including biotechnology and energy companies within commuting distance.
- Gilead Sciences — biotechnology (1.4 miles)
- Nrg Energy — energy services (5.1 miles)
- Qualcomm — technology HQ (21.0 miles)
- Celgene Corporation — pharmaceuticals (21.6 miles)
This 60-unit Vista property presents a value-add opportunity supported by strong neighborhood fundamentals. Built in 1984, the property offers renovation upside to capture current market rents while benefiting from exceptional occupancy stability. The neighborhood's 99.3% occupancy rate ranks in the top 5% nationally, indicating sustained tenant demand that supports consistent cash flow and renewal rates.
Demographics within a 3-mile radius support long-term rental demand with steady population growth and median household incomes of $96,216. Multifamily property research shows the area maintains competitive rent levels at $2,121 median, providing pricing power for renovated units. The proximity to major employers like Gilead Sciences creates workforce housing demand that underpins occupancy stability.
- Exceptional occupancy fundamentals with 99.3% neighborhood rate ranking top 5% nationally
- Value-add potential through renovations of 1984 vintage units to capture market rents
- Stable workforce housing demand supported by nearby biotech and energy employers
- Risk consideration: Safety metrics rank in lower third of metro, requiring active management