| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 722 W California Ave, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 2004 |
| Units | 33 |
| Transaction Date | 2002-03-06 |
| Transaction Price | $500,000 |
| Buyer | SOLUTIONS FAMILY CENTER LP |
| Seller | SHEVCHUK BENJAMIN |
722 W California Ave Vista Multifamily Investment
Neighborhood occupancy and renter demand in Vista indicate steady income potential, according to WDSuite’s CRE market data. Positioned in North County’s inner suburbs, the asset benefits from a strong ownership-cost market that supports multifamily retention.
Vista’s neighborhood profile is rated C+ and sits 405th out of 621 San Diego metro neighborhoods, placing it around the metro middle. Amenity access is competitive among San Diego neighborhoods (rank 238 of 621) and roughly middle of the pack nationally, with stronger-than-average food-and-beverage options supported by cafe and restaurant densities that score above national medians. Grocery access also trends above national midpoints, offering day-to-day convenience for residents.
Renter-occupied housing represents a meaningful share of local units (neighborhood renter concentration ranks in the upper tiers nationally), which supports depth of tenant demand. Neighborhood occupancy trends are above national medians, suggesting manageable vacancy risk and a foundation for stable leasing, based on CRE market data from WDSuite. Median contract rents benchmark in the higher national percentiles, aligning with North County San Diego’s quality-of-life appeal.
The property’s 2004 vintage is newer than the neighborhood’s average construction year of 1991. That positioning can be competitively favorable versus older stock in the immediate area, while investors should still plan for ongoing system updates and targeted renovations to keep the asset current against newer deliveries.
Within a 3-mile radius, demographics indicate a large and diversified tenant base, with population and household counts trending upward and household incomes rising. Forecasts through 2028 point to additional increases in households and incomes, which can expand the renter pool and support occupancy stability and pricing power over time.
Ownership costs in the neighborhood benchmark in the higher national percentiles for home values and value-to-income ratios. In practice, this high-cost ownership market reinforces reliance on rental housing and can help sustain demand for well-run multifamily assets, supporting lease retention and revenue durability. School quality metrics trend below national medians, which may modestly temper family-driven demand but does not preclude workforce-oriented leasing strategies.
Relative to the San Diego metro, this neighborhood’s safety ranks below the median (ranked 425 out of 621 metro neighborhoods), and it sits below national medians based on crime percentiles. Investors should underwrite with prudent security and operational plans consistent with inner-suburban locations that face elevated incident rates.
Recent trends are mixed: violent incident estimates show a slight year-over-year improvement, while property incidents have risen over the same period. Framing risk at the neighborhood level—rather than at the block—allows for appropriate leasing, staffing, and access-control strategies without overgeneralizing conditions.
The area draws from a diversified employment base that supports renter demand and commute convenience, including life sciences, energy, logistics, and technology. Key nearby employers include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Celgene.
- Gilead Sciences — life sciences (2.5 miles)
- NRG Energy — energy (6.9 miles)
- Qualcomm — technology (21.9 miles) — HQ
- Sysco — foodservice distribution (22.2 miles)
- Celgene — life sciences (22.6 miles)
This 33-unit, 2004-vintage asset in Vista offers a balanced risk/return profile supported by a sizable renter base, above-national-median neighborhood occupancy, and high ownership costs that sustain multifamily demand. Being newer than the local average construction year provides a competitive edge versus older stock, with scope for targeted value-add through system updates and unit modernization over time.
Within a 3-mile radius, population and household counts are growing, and forecasts call for further increases alongside rising incomes—factors that can expand the tenant base and support rent durability. According to CRE market data from WDSuite, local rents and home values benchmark in higher national percentiles, reinforcing pricing power potential for well-operated communities, while acknowledging that investors should calibrate leasing and expense controls to neighborhood-level safety and school dynamics.
- Newer 2004 vintage versus neighborhood average, enabling competitive positioning against older stock
- Above-national-median neighborhood occupancy supports income stability and manageable vacancy risk
- High-cost ownership market bolsters renter reliance, aiding lease retention and pricing power
- 3-mile demographics show growing households and rising incomes, expanding the renter pool
- Risks: below-median safety and lower school ratings; plan for security measures and demand segmentation