| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 40th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 950 Arcadia Ave, Vista, CA, 92084, US |
| Region / Metro | Vista |
| Year of Construction | 2000 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
950 Arcadia Ave, Vista CA Multifamily Investment
Neighborhood data points to steady renter demand supported by a high-cost ownership market and a sizable renter-occupied unit base, according to WDSuite’s CRE market data. The key investor consideration here is demand depth versus area occupancy softness at the neighborhood level.
Vista’s inner-suburb location offers daily conveniences with grocery access competitive at the metro level and restaurant density that trends strong nationally, while park, pharmacy, and cafe options are thinner within the immediate neighborhood. Average school ratings are around the national mid-to-upper range, helping support family-oriented renter appeal without being a primary demand driver.
Measured at the neighborhood level (not the property), the renter-occupied share sits in the upper tier locally, indicating a meaningful base of multifamily users and supporting leasing stability. By contrast, neighborhood occupancy trends have been softer than many peers, which warrants focused asset management on leasing velocity and renewal execution.
Within a 3-mile radius, demographics show a large and diversified population with households projected to increase materially over the next five years, implying a larger tenant base even as average household size edges down. Income growth in the same 3-mile radius has been robust historically and is projected to continue, which supports rent levels and reduces collection risk for well-managed properties.
Home values are elevated for the region and sit high on a national basis, which typically reinforces reliance on rental housing and supports pricing power for competitive product. Neighborhood-level rent benchmarks also trend on the higher side nationally; for investors, this underscores the importance of differentiating on finish level and operations to capture in-place demand.
Vintage positioning: built in 2000, the property is somewhat newer than the neighborhood’s average vintage. That generally aids competitiveness versus older stock while still leaving room for targeted capital planning on building systems and common-area refreshes to sustain performance.
Neighborhood safety indicators (not property-specific) track weaker than both metro and national comparables. Relative to the 621 neighborhoods in the San Diego–Chula Vista–Carlsbad metro, crime ranks in the lower-performing cohort, and national comparisons place the area well below the median for safety. Investors should underwrite with prudent security measures and community engagement, and evaluate how well-managed assets nearby maintain leasing despite these conditions.
Proximity to employers in life sciences, energy, technology, and distribution supports commuter convenience and broadens the renter pool in this submarket. The nearby base includes Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotech (4.1 miles)
- NRG Energy — energy (8.5 miles)
- Sysco — foodservice distribution (22.3 miles)
- Qualcomm — telecommunications & semiconductors (22.7 miles) — HQ
- Celgene Corporation — biopharma (23.5 miles)
This 44-unit asset benefits from a renter-heavy neighborhood, elevated regional ownership costs, and a diversified employment base within commuting distance. According to CRE market data from WDSuite, neighborhood rents benchmark high nationally, while ownership costs remain elevated—conditions that typically sustain multifamily demand for well-positioned properties.
Built in 2000, the asset’s vintage is somewhat newer than the neighborhood average, offering a competitive edge versus older stock and potential upside through targeted renovations. Key underwriting considerations include neighborhood-level occupancy softness and safety metrics; disciplined leasing, security planning, and product differentiation are important to capture demand and protect NOI.
- Renter-occupied share at the neighborhood level points to a deep tenant base and supports leasing stability
- Elevated ownership costs in the area reinforce reliance on rental housing and pricing power for competitive product
- 2000 vintage provides relative competitiveness with room for targeted value-add to enhance NOI
- Access to regional employers in biotech, energy, tech, and distribution supports commuter demand
- Risks: neighborhood occupancy softness and below-median safety require proactive leasing and security management