| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 41st | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 560 Copper Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1989 |
| Units | 25 |
| Transaction Date | 2020-08-27 |
| Transaction Price | $5,010,000 |
| Buyer | VISTA COPPER DR PARTNERS LLC |
| Seller | SNYDER SYLVIE |
560 Copper Dr, Vista CA Multifamily Investment
Stabilized renter demand and competitive neighborhood occupancy support a steady leasing profile, according to WDSuite’s CRE market data. Neighborhood-level metrics reflect the area, not the property, and point to durable workforce appeal within the San Diego-Chula Vista-Carlsbad metro.
Positioned in Vista’s inner-suburban fabric, the property benefits from a neighborhood rated B+ and ranked 178 of 621 within the San Diego-Chula Vista-Carlsbad metro—competitive among metro neighborhoods. Amenity access is a strength: restaurants and grocery options sit in high national percentiles, with cafes and childcare also comparatively dense, supporting daily convenience for residents.
Neighborhood occupancy is strong and directionally improving, with the area posting an occupancy rate that sits in the upper tiers metro-wide (national percentile 82). The neighborhood’s renter-occupied share of housing units is elevated for the metro (rank near the top quartile among 621 neighborhoods), signaling a deep tenant base and resilience for multifamily assets through cycles.
Within a 3-mile radius, demographics show a large resident base and rising incomes over recent years, alongside a modest population dip that forecasts to reverse to growth over the next five years. Projections indicate an increase in households and a slight reduction in average household size—both supportive of a larger renter pool and sustained leasing velocity for professionally managed apartments.
Ownership remains a high-cost proposition in this part of North County (national measures place home values well above average), which tends to reinforce renter reliance on multifamily housing and can aid retention and pricing power when managed carefully. School ratings sit near the national midpoint, which is serviceable for a broad renter profile. One trade-off is limited park acreage within the neighborhood boundaries, so on-site and nearby private amenities can play a larger role in resident satisfaction.
Relative to the San Diego-Chula Vista-Carlsbad metro, this neighborhood sits below the metro median for safety (ranked 366 out of 621), and national comparisons place it below typical U.S. safety norms. For investors, this suggests extra focus on operational measures such as lighting, access control, and community engagement to support resident retention.
Recent trends provide some constructive signals: violent offense rates have declined year over year and property offenses show modest improvement as well. While conditions remain comparatively challenging, directional improvement and standard asset-level controls can help manage risk over a typical hold period.
Proximity to life sciences, energy, and technology employers supports a diversified renter base and commute convenience for workforce households. Key nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene.
- Gilead Sciences — biotech (2.5 miles)
- NRG Energy — energy (6.2 miles)
- Qualcomm — semiconductors (21.1 miles) — HQ
- Sysco — food distribution (21.6 miles)
- Celgene Corporation — biotech (21.8 miles)
This 25-unit asset, built in 1989 with average homes around 868 sq. ft., is positioned for durable tenant demand in a competitive Vista neighborhood. Neighborhood occupancy is high by national standards and the renter-occupied share of housing units is elevated for the metro—factors that typically support steady leasing and cash flow durability. Within a 3-mile radius, incomes have climbed and household growth is projected to expand alongside a gradual reduction in household size, indicating a larger renter pool and support for occupancy stability.
The 1989 vintage is newer than the area’s average housing stock, which can enhance competitive positioning versus older product; however, investors should still plan for system updates and selective renovations to meet current renter expectations. According to CRE market data from WDSuite, elevated home values in the broader area tend to sustain multifamily rental demand, while neighborhood safety sits below the metro median—an operational focus area rather than a thesis breaker.
- Competitive neighborhood with strong occupancy and a deep renter-occupied housing base
- Demographic tailwinds within 3 miles: rising incomes and projected household growth expand the renter pool
- 1989 construction offers an edge over older local stock with targeted value-add potential
- High-cost ownership market supports leasing demand and retention for quality rentals
- Risks: neighborhood safety below metro median and limited nearby parks warrant enhanced operations and amenity planning