| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 40th | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 941 Postal Way, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1988 |
| Units | 56 |
| Transaction Date | 2011-02-10 |
| Transaction Price | $6,400,000 |
| Buyer | DOAN GEORGE L |
| Seller | RIO GRANDE VISTA PARTNERS |
941 Postal Way, Vista CA Multifamily Investment Outlook
Elevated home values in this Vista neighborhood sustain renter demand and support steady occupancy, according to WDSuite’s CRE market data.
This suburban Vista location offers a balanced mix of daily conveniences and dining, with restaurant density ranking in the top tier nationally and groceries readily available. Within the San Diego–Chula Vista–Carlsbad metro, the overall amenity mix is competitive among 621 neighborhoods, though local access to pharmacies and childcare is limited. Neighborhood school ratings average on the lower end and should be considered in leasing strategy, as these figures reflect neighborhood-wide education performance rather than property-specific outcomes.
Neighborhood multifamily occupancy is in the mid‑90s, indicating stable leasing conditions in recent periods. Median asking rents in the neighborhood trend high compared with national norms, while rent-to-income levels suggest manageable affordability pressure that can aid retention. The neighborhood’s renter-occupied share is roughly one-third of housing units, implying a defined but selective tenant base; investors should calibrate unit mix and finishes to match demand depth.
Demographic trends aggregated within a 3‑mile radius point to a larger household base over the next five years, even as household sizes edge smaller. This supports a gradual expansion of the renter pool and can help sustain occupancy and absorption for professionally managed product.
Ownership costs are elevated (home values rank among the higher percentiles nationally), which in turn reinforces reliance on rental housing and underpins pricing power when paired with effective leasing and renewal management. Relative to older metro stock, a 1988 vintage positions the asset competitively against earlier-era properties, while investors should still plan for modernization of building systems and finishes to maintain standing versus newer deliveries.
Safety indicators for the neighborhood track below national averages, and the area ranks below the metro median among the 621 San Diego–Chula Vista–Carlsbad neighborhoods. National comparisons place both violent and property offense rates in lower safety percentiles, signaling that security and on-site management practices are important underwriting considerations.
Recent trend data shows year‑over‑year declines in both violent and property offenses, suggesting conditions are improving from prior levels. Investors can factor these directional improvements alongside property-level measures (access control, lighting, and community engagement) when evaluating retention and operating assumptions.
Proximity to regional employers supports workforce housing demand and commute convenience, notably in life sciences, energy, distribution, and technology. The following organizations anchor nearby employment and can contribute to a steady renter base:
- Gilead Sciences — biotechnology (3.7 miles)
- NRG Energy — energy (6.5 miles)
- Qualcomm — wireless & semiconductors (20.4 miles) — HQ
- Sysco — foodservice distribution (20.5 miles)
- Celgene Corporation — biotechnology (21.2 miles)
The asset’s 1988 vintage offers competitive positioning versus older neighborhood stock, with scope for targeted system upgrades and interior renovations to capture rent premiums. High ownership costs in the neighborhood bolster the value proposition of well-managed rentals, while neighborhood occupancy remains solid and supported by a diversified amenity base and proximity to major employers. Based on commercial real estate analysis from WDSuite, local rents sit above national norms yet rent-to-income levels indicate room for disciplined pricing and renewal management.
Within a 3‑mile radius, projections point to a larger household base and smaller average household size, expanding the tenant pool for studios and smaller two‑bedroom layouts. Pairing operational focus with security best practices is prudent given safety metrics that trail national benchmarks, though multi‑year improvements and professional management can mitigate risk.
- High-cost ownership market supports sustained rental demand and pricing power
- 1988 vintage with value‑add potential through selective modernization
- Solid neighborhood occupancy with nearby employers underpinning leasing
- 3‑mile household growth and smaller household sizes expand renter pool
- Risks: below‑average safety and limited childcare/pharmacy access require active management