| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 43rd | Poor |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 734 Alta Vista Dr, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 2000 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
734 Alta Vista Dr Vista 22-Unit Multifamily Investment
Neighborhood multifamily occupancy sits at the top of the San Diego metro (ranked 1 of 621), supporting stable leasing fundamentals, according to WDSuite’s CRE market data. High ownership costs in the area further sustain renter demand relative to for-sale alternatives.
Vista’s inner-suburban location offers balanced livability for renters, with parks and everyday services nearby. Park access is a relative strength (top quartile nationally), and restaurants are also competitive versus national peers, while groceries are above the national median. Cafe density is limited, which suggests more day-to-day convenience than boutique retail.
For investors screening occupancy and rent dynamics, note that the neighborhood (not this property) reports 100% occupancy and the strongest rank in the San Diego–Chula Vista–Carlsbad metro (1 of 621). Median asking rents in the neighborhood are elevated versus many U.S. areas, and the rent-to-income ratio trends around mid-range nationally, pointing to manageable affordability pressure and potential for steady retention with prudent lease management.
Housing tenure indicates a meaningful renter-occupied share at the neighborhood level, providing depth to the tenant base. Within a 3-mile radius, recent years show a slight population dip alongside stable family counts; forward-looking projections indicate modest population growth and a larger increase in households, implying smaller household sizes and a broader renter pool that can support occupancy stability and leasing velocity.
The asset’s 2000 vintage is newer than the neighborhood’s average 1981 construction year, suggesting relative competitiveness versus older stock. That positioning can reduce near-term capital exposure while still leaving room for targeted modernization to enhance rentability. Elevated home values (top decile nationally) in the neighborhood create a high-cost ownership environment that tends to reinforce reliance on multifamily housing, supporting pricing power when balanced against income levels that are above national norms.
One consideration is schools: average ratings in the neighborhood track below national norms, which may influence unit mix appeal among family renters. Even so, amenity coverage for daily needs and strong park access help underpin overall livability for a broad renter profile.
Safety signals should be assessed comparatively and over time. At the neighborhood level, crime ranks in the lower tier relative to the San Diego metro (527 out of 621), and national percentiles indicate this area is below typical U.S. safety levels. Recent year-over-year changes show increases in both violent and property offenses at the neighborhood level; investors often address this with on-site security, lighting, and access controls while monitoring local trendlines.
As always, block-by-block conditions can vary. Investors typically validate conditions with property-level measures and engage with local public safety resources to gauge momentum rather than relying solely on a single-year snapshot.
The area draws from a diverse employment base that supports renter demand and commute convenience, led by life sciences, energy, distribution, and technology. Nearby anchors include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotech (3.6 miles)
- NRG Energy — energy (7.3 miles)
- Sysco — foodservice distribution (21.3 miles)
- Qualcomm — wireless & semiconductors (21.3 miles) — HQ
- Celgene Corporation — biotech (22.1 miles)
This 22-unit asset at 734 Alta Vista Dr benefits from tight multifamily conditions at the neighborhood level, where occupancy ranks first among 621 metro neighborhoods. The 2000 construction year positions the property competitively versus an older local stock, supporting ongoing rentability while focusing capital planning on targeted upgrades rather than full-system overhauls. Elevated home values in the neighborhood, combined with above-average incomes, tend to sustain renter demand and support pricing power when paired with thoughtful lease management. According to CRE market data from WDSuite, amenity access is strongest in parks and everyday services, and forward projections within a 3-mile radius point to modest population growth with a larger increase in households, expanding the tenant base over time.
Key considerations include below-average school ratings and neighborhood safety readings that trail metro and national norms; both factors are manageable with leasing strategies, security investments, and unit-mix positioning. Overall, the combination of occupancy stability, a renter-leaning environment, and proximity to diverse employment nodes underpins a durable long-term thesis.
- Neighborhood occupancy ranks 1 of 621 in the metro, supporting leasing stability
- 2000 vintage offers competitive positioning versus older local stock with targeted value-add potential
- High home values and solid incomes reinforce multifamily demand and pricing power
- Parks and daily services are relative strengths; restaurants are competitive nationally
- Risks: below-average school ratings and weaker safety metrics require active management