| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 636 W California Ave, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1987 |
| Units | 20 |
| Transaction Date | 2000-08-30 |
| Transaction Price | $90,000 |
| Buyer | JAMALEDDINE NAZIH M |
| Seller | DORING NSNS |
636 W California Ave Vista Multifamily Investment
Neighborhood fundamentals point to steady renter demand and occupancy resilience, according to WDSuite’s CRE market data. Elevated ownership costs in North County San Diego underpin renter reliance on multifamily housing near Vista s job corridors.
Vista s inner-suburb setting offers daily-life convenience for residents, with neighborhood-level amenities that skew toward food and childcare access. Caf e9 and restaurant density trends above national medians, while grocery access is competitive among San Diego neighborhoods. Park and pharmacy options are limited within the immediate neighborhood footprint, so investors should underwrite resident preferences for private or nearby alternative amenities.
For multifamily operations, the neighborhood s occupancy rate sits above the national median but trails the metro median, signaling stable demand with room for operational differentiation. The renter-occupied share of housing units is 36.7%, indicating a moderate renter concentration and a viable tenant base for a 20-unit asset. Median contract rents in the neighborhood benchmark high versus national peers, while the rent-to-income ratio trends near mid-range levels, suggesting pricing power exists but should be balanced with affordability management to support retention.
Within a 3-mile radius, demographics indicate a large and diversified population with households projected to increase over the next five years, supporting a larger tenant base and lease-up durability. Income growth trends are strong in the near-term outlook, which can help sustain effective rents and reduce turnover risk as residents advance in earnings.
Home values are elevated relative to national benchmarks, and value-to-income ratios are high for owners in this part of San Diego County. In investor terms, a high-cost ownership market tends to reinforce sustained demand for rental options and can bolster lease retention for well-managed, competitively positioned communities. Local school ratings trend below national averages; family-oriented leasing may require amenity programming and unit finishes that emphasize value and convenience over pure school-district draw.
Safety indicators for the neighborhood are weaker than both the metro median (ranked 425 out of 621 metro neighborhoods) and national norms (lower national percentiles indicate comparatively higher crime). That said, recent trend data show violent incidents easing modestly year over year, suggesting conditions are not deteriorating further. Investors should focus on property-level measures (lighting, access control, and resident engagement) and emphasize proximity to services and commute routes when positioning the asset.
Proximity to life sciences, energy, and distribution employers supports commuter convenience and a diversified renter base. Key nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene.
- Gilead Sciences biopharma R&D (2.6 miles)
- NRG Energy energy services (6.9 miles)
- Qualcomm semiconductors & wireless (21.8 miles) HQ
- Sysco food distribution (22.1 miles)
- Celgene Corporation biotech (22.5 miles)
Built in 1987, the property is slightly older than the neighborhood s average vintage, creating a clear value-add path through targeted interior upgrades, curb appeal, and operational enhancements. Neighborhood occupancy trends sit above the national median, and elevated ownership costs across North County San Diego help sustain renter demand and support lease retention. Based on CRE market data from WDSuite, local rent benchmarks are high versus national peers while rent-to-income remains mid-range, indicating pricing power when paired with effective renewal strategies.
Within a 3-mile radius, households are projected to grow over the next five years alongside rising incomes, pointing to a larger tenant base and durable demand. Amenity access favors food, beverage, and childcare, while limited park/pharmacy presence and below-average school ratings warrant thoughtful amenity programming and tenant experience to maintain occupancy and reduce turnover.
- 1987 vintage offers actionable value-add and CapEx planning opportunities versus newer stock.
- Occupancy above the national median supports stability with upside from operational execution.
- High home values locally reinforce renter reliance, aiding lease retention and pricing power.
- 3-mile household growth and rising incomes expand the tenant base and support absorption.
- Risks: safety metrics lag metro averages; limited parks/pharmacies and lower school ratings may require elevated property-level programming.