| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 661 Copper Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1988 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | $640,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
661 Copper Dr, Vista CA Multifamily Investment
Neighborhood occupancy remains firm and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. A 1988 vintage and a 60-unit scale position the asset for operational stability with selective value-add planning.
Vista’s inner-suburban location offers day-to-day convenience with stronger essentials than discretionary amenities. Grocery access sits in the top quartile nationally, while parks coverage is also top quartile; cafes, restaurants, and pharmacies are comparatively sparse. Average school ratings trend slightly above national medians, providing a balanced quality-of-life backdrop that supports resident retention.
From an investment lens, the neighborhood posts a C+ rating and ranks 413 out of 621 San Diego–Chula Vista–Carlsbad metro neighborhoods, placing it below the metro median but competitive for workforce-oriented product. Occupancy for the neighborhood is 95.1% (above the national median), and average NOI per unit is above national medians, based on CRE market data from WDSuite. The local renter-occupied share is 42.5%, indicating a meaningful tenant base for multifamily operators.
Homeownership costs are elevated relative to incomes (value-to-income ratio in the 94th percentile nationally, with median home values also in the 90th percentile). In practice, this high-cost ownership market tends to sustain reliance on rental housing, supporting pricing power and lease retention for well-managed properties. At the same time, a rent-to-income ratio around 0.27 (lower than most U.S. neighborhoods) suggests measured affordability pressure that can aid renewals and reduce turnover risk.
Demographic indicators are aggregated within a 3-mile radius. Recent years showed flat-to-slightly negative population and household trends, but projections point to population growth of 4.3% and a substantial increase in households by 2028, alongside modest declines in household size. Together, these shifts imply a larger tenant base and more renters entering the market, which can support occupancy stability and absorption for nearby multifamily assets.
Safety metrics for the neighborhood track below national comparables, with violent and property offense measures in lower national percentiles. Within the San Diego–Chula Vista–Carlsbad metro, the area ranks 434 out of 621 neighborhoods, indicating below-metro-average safety. That said, recent data show a modest year-over-year improvement in estimated property offenses, which is a constructive directional signal to monitor.
Proximity to diversified employers supports commuter convenience and a steady renter pool, particularly across biopharma, energy, wireless technology, and foodservice distribution.
- Gilead Sciences — biopharma (2.24 miles)
- Nrg Energy — energy (6.07 miles)
- Qualcomm — wireless technology (21.14 miles) — HQ
- Sysco — foodservice distribution (21.67 miles)
- Celgene Corporation — biotech (21.85 miles)
The 60-unit property at 661 Copper Dr was built in 1988, slightly older than the neighborhood average stock. That vintage can support a practical value-add thesis focused on interiors, common-area modernization, and systems planning, while neighborhood occupancy around 95% and a renter-occupied share of 42.5% point to depth in the tenant base. Elevated ownership costs (high national percentiles for home values and value-to-income) reinforce reliance on rental housing, aiding leasing stability when operations are well managed.
According to commercial real estate analysis from WDSuite, the neighborhood performs above national medians on occupancy and average NOI per unit, with essentials access (groceries, parks) in the top quartile nationally. Forward-looking demographics within a 3-mile radius indicate population growth and a notable increase in households by 2028 alongside slightly smaller household sizes—conditions that typically expand the renter pool and support absorption. Key risks include below-metro-average safety metrics and limited discretionary amenities, which call for thoughtful onsite programming and asset-level security planning.
- Established tenant base: 95% neighborhood occupancy and a 42.5% renter-occupied share support demand continuity.
- Value-add potential: 1988 vintage offers scope for targeted renovations and operational upgrades.
- Rental tailwinds: high-cost ownership market and top-quartile essentials access bolster leasing and retention.
- Demographic runway: 3-mile forecasts point to growth in population and households, expanding the renter pool.
- Risks: below-metro-average safety and thinner discretionary amenities may require enhanced security and amenity strategy.