| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 50th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 777 Anns Way, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1996 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
777 Anns Way Vista Multifamily—1996 Vintage, 50 Units
Neighborhood occupancy trends are solidly above national norms, supporting steady leasing and retention according to WDSuite’s CRE market data, while elevated ownership costs in North County San Diego help sustain renter demand.
Neighborhood
Vista’s inner-suburban setting offers practical livability for renters: grocery access and park coverage test well versus national peers, while cafes, restaurants, and pharmacies are thinner locally—suggesting residents rely more on short drives for dining and errands. Neighborhood statistics referenced here reflect the surrounding area, not the property itself.
Occupancy in the neighborhood sits in the top quartile nationally, indicating demand depth and relatively resilient lease-up dynamics through cycles. The share of housing units that are renter-occupied is also above national norms, pointing to a sizable tenant base for multifamily operators and potential stability in renewal activity.
Home values in the neighborhood rank high versus U.S. peers, a high-cost ownership context that tends to reinforce reliance on rentals and supports pricing power for well-maintained assets. At the same time, rent-to-income levels are comparatively moderate for the region, which can ease affordability pressure and help retention management.
Within a 3-mile radius, demographics show a recent period of flat-to‑slightly negative population change, but forecasts call for an increase in households and higher median incomes. A projected decrease in average household size suggests more households relative to population, which can expand the renter pool and support occupancy stability.
The asset’s 1996 construction is newer than the neighborhood’s average vintage from 1990, offering relative competitiveness versus older stock; investors should still plan for selective system updates or modernization to sustain positioning.
Safety
Safety indicators for the neighborhood are below metro and national benchmarks. By national comparison, both property and violent offense rates track around the lower decile, signaling a weaker safety profile than many U.S. neighborhoods. Recent trends are mixed, with a modest decline in property incidents alongside an uptick in violent offenses over the last year. Investors typically underwrite additional security measures, lighting, and resident engagement in similar contexts to support retention and operations.
Nearby employers span biotech, energy, technology, and distribution—supporting a diverse renter base with commute-friendly access. The list below highlights key demand drivers most relevant to workforce housing and professional tenants in the submarket.
- Gilead Sciences — biotech/pharmaceuticals (2.0 miles)
- NRG Energy — energy services (6.1 miles)
- Qualcomm — wireless & semiconductors (21.3 miles) — HQ
- Sysco — foodservice distribution (21.9 miles)
- Celgene Corporation — biotech (22.0 miles)
777 Anns Way combines a 50‑unit, 1996‑vintage profile with a neighborhood that posts top‑quartile national occupancy, indicating durable renter demand and supportive renewal dynamics. Elevated ownership costs in North County San Diego underpin rental reliance, while rent-to-income levels locally are comparatively manageable—favorable for lease retention and day‑to‑day revenue stability. According to CRE market data from WDSuite, the surrounding area’s renter concentration is above national norms, adding depth to the tenant base.
Relative to the neighborhood’s older average vintage, the asset’s construction year is competitive versus legacy stock, though prudent capital planning for targeted system updates can further strengthen positioning. Amenities skew toward daily-needs convenience (groceries, parks) over walkable dining, which supports car‑oriented households; investors should weigh this alongside safety metrics that lag regional and national benchmarks when setting underwriting assumptions.
- Neighborhood occupancy in the top quartile nationally supports stable leasing and renewals.
- High home values sustain rental reliance, while moderate rent-to-income helps retention.
- 1996 vintage is newer than area average, with selective upgrades to enhance competitiveness.
- Amenity mix favors daily needs (groceries, parks), with limited walkable dining—car-oriented demand.
- Risk: Safety metrics trail benchmarks; underwrite security and proactive management to support retention.