| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 33rd | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 807 Avenida De Benito Juarez, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | 1998-01-30 |
| Transaction Price | $1,125,000 |
| Buyer | BOUET DAYMOND R |
| Seller | BRIGHT DAVID S |
807 Avenida De Benito Juarez, Vista Multifamily Opportunity
Neighborhood occupancy sits in the low‑90s and a high-cost ownership landscape supports durable renter demand, according to WDSuite’s CRE market data. For a 1986 vintage, the thesis centers on cashflow resilience with potential value‑add to enhance competitiveness.
Situated in Vista’s inner‑suburban fabric of the San Diego–Chula Vista–Carlsbad metro, the neighborhood posts a C+ rating and ranks 405 out of 621 metro neighborhoods, indicating mid‑pack positioning. Amenity access is competitive among San Diego–Chula Vista–Carlsbad neighborhoods (ranked 238 of 621), with cafés scoring strong nationally and grocery options landing above the national median—favorable for daily‑needs convenience and renter retention.
The area’s median home values are elevated (90th percentile nationally), which signals a high‑cost ownership market that tends to sustain multifamily demand and support lease stability. Rent levels benchmark in the upper national percentiles while the rent‑to‑income ratio sits near the middle of national peers, suggesting manageable affordability pressure and aiding renewals and occupancy management.
Renter‑occupied share within the neighborhood is 36.7%, pointing to a meaningful, though not dominant, renter concentration. Within a 3‑mile radius, demographics from WDSuite indicate modest population growth and an increase in households, which expands the tenant base and supports leasing velocity. Forward‑looking projections call for additional household growth by 2028, reinforcing the demand backdrop rather than relying solely on in‑place tenants.
The property was built in 1986 versus a local average vintage around 1991. That older profile underscores the importance of targeted capital planning—common‑area refreshes, interiors, and systems modernization—to protect pricing power against newer stock while capturing value‑add upside. Local schools trend below national norms, which may narrow the appeal for some family renters, but everyday services and employment access remain meaningful demand anchors for working households engaged in multifamily property research.
Safety indicators sit below national averages for comparable neighborhoods. Relative to the metro (ranked 425 of 621), the area reflects a higher incidence of reported crime than many San Diego–Chula Vista–Carlsbad peers, and national percentiles point to weaker safety positioning overall.
Recent trends are mixed: estimated violent‑offense rates show a slight year‑over‑year improvement, while property‑offense estimates have moved higher. For investors, this argues for prudent onsite management—lighting, access control, and resident engagement—to support stability without assuming block‑level outcomes.
Proximity to established employers underpins renter demand by shortening commutes for life sciences, energy, and logistics workers. Notable nearby employment nodes include Gilead Sciences, NRG Energy, Qualcomm, Sysco, and Sempra Energy.
- Gilead Sciences — biotech (2.8 miles)
- NRG Energy — energy (7.1 miles)
- Qualcomm — semiconductors (21.8 miles) — HQ
- Sysco — foodservice distribution (22.0 miles)
- Sempra Energy — utilities (34.2 miles) — HQ
This 30‑unit, 1986‑vintage asset benefits from neighborhood occupancy in the low‑90s and a renter base supported by elevated ownership costs. Based on commercial real estate analysis from WDSuite, home values benchmark high nationally while rent burdens trend closer to mid‑range, a mix that tends to support tenant retention and steady collections. The slightly older vintage versus local stock points to actionable value‑add—common areas, unit interiors, and energy systems—to enhance competitiveness and lift NOI over time.
Within a 3‑mile radius, WDSuite indicates modest population growth and a projected increase in households by 2028, expanding the renter pool and supporting occupancy stability. Amenity access is competitive within the metro, and proximity to regional employers broadens leasing reach. Key watchpoints include below‑average school ratings and safety metrics that lag metro and national benchmarks, which warrant disciplined operations and marketing.
- High-cost ownership market supports durable rental demand and renewals
- 1986 vintage presents clear value‑add levers to bolster competitive positioning
- Household growth within 3 miles expands the tenant base and supports occupancy
- Competitive amenity access and employer proximity aid leasing and retention
- Risks: below‑average safety and school ratings require strong onsite management