| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 665 Ascot Dr, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1996 |
| Units | 20 |
| Transaction Date | 1997-03-11 |
| Transaction Price | $1,100,000 |
| Buyer | NEWKIRK RICHARD O |
| Seller | 665 ASCOT RIDGE VILLAS L L C |
665 Ascot Dr, Vista CA Multifamily Investment
Neighborhood occupancy has held firm and renter demand is supported by a sizable renter-occupied housing base, according to WDSuite’s CRE market data. The area’s high-cost ownership market favors sustained apartment demand and lease retention.
Vista’s inner-suburban setting offers a balanced renter pool and generally stable performance metrics for multifamily. Neighborhood occupancy trends sit in the upper tier nationally (around the 70th percentile), signaling healthy leasing conditions rather than late-cycle softness, based on CRE market data from WDSuite. Renter-occupied housing accounts for a meaningful share of local units, which helps support depth of demand and day-to-day leasing velocity.
Amenities are mixed: parks and grocery access benchmark well above national norms (parks near the high-80s percentile and groceries in the mid-70s), while restaurants, cafés, and pharmacies are comparatively thin within the immediate neighborhood. For investors, this combination typically supports family- and workforce-oriented renter profiles, with daily needs covered but fewer lifestyle-driven draws inside the block group cluster.
Schools average around 3.0 out of 5 and sit modestly above national midline, a supportive but not premium signal for family renters. Housing fundamentals also score strongly (top quintile nationally), with NOI per unit trending above national averages, indicating competitive revenue potential at the neighborhood level.
Within a 3-mile radius, demographics show a broad age mix and rising incomes, with median and mean household incomes up meaningfully over the last five years and additional gains forecast. Population is projected to grow into the next five years, and household counts are expected to rise while average household size edges lower—factors that typically expand the renter pool and support occupancy stability for well-managed assets.
Home values are elevated (around the 90th percentile nationally) and the value-to-income ratio ranks in the mid-90s percentile, pointing to a high-cost ownership market. For multifamily investors, this dynamic generally sustains rental demand and can aid retention, even as rent-to-income levels warrant ongoing attention to renewal strategies and pricing discipline.
Safety indicators benchmark below national norms in this neighborhood cluster. Overall crime sits around the 25th national percentile, with violent and property categories nearer the low deciles compared with neighborhoods nationwide. Recent trends are mixed—property incidents have eased slightly year over year while violent incidents have increased—so underwriting should incorporate prudent security, lighting, and resident engagement assumptions rather than relying on improvement alone.
At the metro scale, neighborhood safety can vary over short distances. Investors typically manage this risk through targeted CapEx (access control and visibility) and partnership with local resources. Use submarket and property-level data in tandem when assessing insurance costs and operating protocols.
The area draws from a diversified employment base spanning biotech/pharma, energy, wireless/semiconductors, and food distribution—supporting workforce housing demand and commute convenience for renters.
- Gilead Sciences — biotech/pharma (2.2 miles)
- NRG Energy — energy (6.1 miles)
- Qualcomm — wireless/semiconductors (20.8 miles)
- Qualcomm — wireless/semiconductors (21.2 miles) — HQ
- Sysco — food distribution (21.8 miles)
This 20-unit asset in Vista benefits from neighborhood-level occupancy that trends above national averages and a renter base supported by a high-cost ownership market. Proximity to diverse employers across biotech, energy, and technology broadens the resident draw and supports retention, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, incomes have risen and are projected to continue growing alongside expected gains in population and households, which typically expand the tenant base and support rent growth. Forecast rents in the area are set to advance, suggesting room for value capture through focused operations and selective modernization, while affordability pressures and thinner amenity density call for disciplined renewal strategies and asset-specific improvements.
- Occupancy and renter-occupied unit mix support steady leasing and pricing power
- High-cost ownership market reinforces multifamily demand and lease retention
- 3-mile outlook points to population and income growth, supporting rent growth potential
- Risks: below-national safety benchmarks and lean amenity density require prudent underwriting and on-site security/activation