| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 41st | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 380 Plymouth Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | 2023-02-23 |
| Transaction Price | $10,300,000 |
| Buyer | CHULA VISTA HOSPITALITY INVESTMENT LLC |
| Seller | GABRIELE TRUST |
380 Plymouth Dr, Vista CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, supporting stable cash flow potential in Vista’s inner-suburban setting.
Located in Vista within the San Diego–Chula Vista–Carlsbad metro, the neighborhood is competitive among metro peers (ranked 178 out of 621 neighborhoods) and shows B+ livability fundamentals that appeal to workforce renters. Neighborhood statistics referenced here reflect the surrounding area, not the property.
Daily needs are well-served: restaurants and cafes are top quartile nationally, and grocery and pharmacy access also score high, reinforcing convenience that supports retention. Childcare density ranks in the top national bracket, a positive for family-oriented tenants. Average school ratings are roughly middle-of-the-pack nationally, which neither adds nor detracts materially to leasing, but may influence tenant mix.
Multifamily dynamics are favorable: neighborhood occupancy is 96.8% (top quartile nationally), and renter-occupied housing share is elevated at 58.1% (high national percentile), indicating a deep tenant base and generally stable absorption. Median contract rents in the neighborhood sit in the upper national percentiles, consistent with San Diego County’s position as a high-cost ownership market, which tends to sustain reliance on rental housing rather than ownership.
At the property level, the 1986 vintage is newer than the neighborhood’s average construction year (1975). That positioning can be competitively helpful versus older stock, while standard modernization and systems updates may still be part of capital planning for a nearly four-decade-old asset. Within a 3-mile radius, recent population and households were relatively stable with modest softening, but forecasts indicate renewed population growth and a larger household base alongside rising incomes — dynamics that can expand the renter pool and support occupancy stability over the medium term.
Safety indicators for the neighborhood are weaker than national norms, based on WDSuite’s CRE market data. National percentiles for both violent and property offenses are low, signaling elevated incident rates compared with neighborhoods nationwide. These figures describe broader neighborhood conditions rather than the property itself.
Recent trend data shows improvement, with violent offense rates moving lower year over year at a pace that ranks favorably versus many areas nationally. Investors often respond to this setup with pragmatic measures: enhanced lighting, access control, and coordination with local community safety programs to support resident retention and asset performance.
The surrounding employment base mixes life sciences, energy, distribution, and technology — a diverse set of industries that supports renter demand through commute convenience to nearby corporate offices listed below.
- Gilead Sciences — life sciences (2.5 miles)
- Nrg Energy — energy (6.5 miles)
- Qualcomm — technology (21.3 miles) — HQ
- Sysco — distribution (21.7 miles)
- Celgene Corporation — life sciences (22.1 miles)
This 32-unit, 1986-vintage asset in Vista benefits from a renter-oriented neighborhood where occupancy is firmly in the mid-to-high 90s and household incomes are trending upward. Newer-than-area-average vintage can offer a competitive edge against older stock, while investors should anticipate routine modernization to optimize positioning. According to commercial real estate analysis from WDSuite, the surrounding submarket’s high-cost ownership landscape helps sustain multifamily demand, supporting lease retention and pricing discipline.
Within a 3-mile radius, forecasts point to population growth, a larger household base, and rising incomes alongside rent levels that are expected to trend higher — a combination that can expand the tenant pool and support occupancy stability over the medium term. Proximity to life sciences, energy, logistics, and technology employers further underpins renter demand.
- Strong neighborhood occupancy and elevated renter-occupied share support cash flow stability.
- 1986 vintage is newer than area average, with value-add via targeted modernization.
- High-cost ownership market reinforces reliance on rentals and aids pricing power.
- 3-mile forecasts show growing tenant base and income gains supporting rent levels.
- Risk: safety metrics trail national norms; mitigation via property-level security and community engagement.