| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 W California Ave, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | $190,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
401 W California Ave Vista Multifamily Investment Opportunity
Neighborhood occupancy is steady and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This asset offers scale at 24 units in a San Diego County inner-suburb with durable tenant pools and room for value-add execution.
Vista’s inner-suburban setting offers a balanced mix of daily amenities and workforce access that supports leasing stability. Neighborhood-level rents and occupancy trend above national averages but sit below the San Diego metro median, suggesting consistent demand with competitive positioning rather than peak tightness. Cafes, groceries, and restaurants score above national midpoints, while parks and pharmacies are thinner within the immediate neighborhood footprint, which may influence resident preferences toward properties with on-site features.
The area skews toward a high-cost ownership market (neighborhood home values rank in the higher national percentiles), which typically reinforces reliance on multifamily rentals and can aid lease retention. Median household income for the neighborhood is also in the upper national bands, supporting collections and stabilized pricing power. The local renter-occupied share is a little over one-third of housing units, indicating a meaningful but not oversaturated renter base that can underpin demand for well-managed properties.
Construction activity in the neighborhood averages early 1990s. With this property built in 1985, investors should underwrite ongoing capital planning for building systems and common areas; the vintage also presents clear value-add and modernization angles to compete effectively against newer stock. Neighborhood NOI per unit sits in the upper national tier, signaling revenue potential for competitive multifamily operations in this pocket.
Within a 3-mile radius, demographics show a large and diversified population with modest recent shifts and a projected increase in households over the next five years, pointing to a larger tenant base over time. As household counts rise and average household size trends lower, this typically supports absorption of well-located units and helps sustain occupancy in professionally managed communities. These dynamics are consistent with investor expectations for occupancy stability in similar San Diego County inner suburbs based on commercial real estate analysis from WDSuite.
Safety performance is mixed relative to benchmarks. The neighborhood’s crime rank is 425 out of 621 San Diego metro neighborhoods, placing it below the metro median and weaker than the national middle. Nationally, the area sits in lower safety percentiles, indicating elevated exposure to both property and violent incidents compared with many U.S. neighborhoods.
Trends are nuanced: recent estimates show violent offenses easing slightly year over year, while property offenses have increased, according to WDSuite’s data. Investors typically respond with standard mitigations—lighting, access control, and tenant screening—to support retention and protect asset operations. As always, conditions can vary by block and over time; underwriting should reflect property-specific measures and current localized readings.
Nearby corporate nodes help anchor workforce demand and shorten commutes for renters, with presence in life sciences, energy, and logistics. Highlights include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene—employers that collectively support steady leasing fundamentals.
- Gilead Sciences — life sciences (2.7 miles)
- NRG Energy — energy & utilities (6.8 miles)
- Qualcomm — technology (21.7 miles) — HQ
- Sysco — foodservice distribution (21.9 miles)
- Celgene Corporation — biotechnology (22.4 miles)
This 24-unit property built in 1985 offers an immediate scale advantage in an inner-suburban Vista location where neighborhood occupancy is solid and renter demand is reinforced by elevated ownership costs. The vintage suggests practical value-add pathways—interiors, common areas, and system upgrades—to elevate positioning against early-1990s average stock. According to CRE market data from WDSuite, the neighborhood’s rent levels and occupancy sit above national baselines but below the San Diego metro median, indicating dependable demand with room to differentiate through renovations and professional management.
Within a 3-mile radius, projections point to rising household counts and a larger tenant base over the next five years, which typically supports occupancy stability and leasing velocity. The neighborhood shows a meaningful renter-occupied share alongside higher-income profiles, backing collections and renewal potential while still requiring disciplined affordability management.
- 24 units in a renter-supported inner suburb with steady neighborhood occupancy
- 1985 vintage presents clear value-add and capital planning opportunities
- High-cost ownership context supports rental demand and retention potential
- 3-mile household growth outlook expands the future renter pool
- Risk: safety metrics trail metro medians; active property management and security measures advised