| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 40th | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 959 Postal Way, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1993 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | $630,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
959 Postal Way Vista Multifamily Investment
Stable neighborhood occupancy and a high-cost ownership landscape support renter demand for this 42-unit Vista asset, according to WDSuite’s CRE market data. The core thesis focuses on steady leasing with value-add potential versus older nearby stock.
Vista’s Suburban neighborhood (B- rating) offers balanced livability with strong restaurant density, above-average grocery access, and ample parks; childcare and pharmacies are thinner, which may shape tenant mix and service expectations. School quality rates below national averages (lower percentile), which can influence family-oriented leasing strategies but still supports workforce housing demand.
Neighborhood-level occupancy is solid, and rents have advanced over the last five years, signaling resilient demand. Within a 3-mile radius, roughly 47% of housing units are renter-occupied, indicating a sizable tenant base that supports lease-up and renewals. Elevated home values in North County San Diego create a high-cost ownership market that tends to reinforce reliance on rental housing and can support pricing power.
The property’s 1993 vintage is newer than the neighborhood’s average construction year (1984). That positioning can be competitive versus older product while leaving room for targeted modernization of interiors and building systems to capture value-add premiums and improve retention.
Compared nationally, housing fundamentals and amenity access trend above mid-pack, and household incomes are strong for the area. 3-mile demographics from WDSuite indicate forecast population growth and an increase in households alongside smaller average household sizes — an investor-relevant setup that supports an expanding renter pool and occupancy stability, consistent with disciplined commercial real estate analysis of the metro.
Safety indicators for the neighborhood sit below national averages (lower national percentiles indicate comparatively higher crime), though recent trends show improvement. Estimated offense rates declined over the past year — roughly 19% for property offenses and about 23% for violent offenses — suggesting momentum is moving in a better direction. Investors should plan prudent security measures and tenant screening while recognizing the positive trend.
Nearby employers span life sciences, energy, technology, and logistics — a diversified base that can support commuter convenience, leasing stability, and renewal rates. The list below reflects major nodes that align with workforce housing demand in the area.
- Gilead Sciences — biopharma (3.8 miles)
- NRG Energy — energy (6.6 miles)
- Qualcomm — semiconductors (20.3 miles) — HQ
- Sysco — foodservice distribution (20.4 miles)
- Celgene Corporation — biotech (21.1 miles)
959 Postal Way provides scale in a Vista location where elevated ownership costs and solid neighborhood occupancy support durable multifamily demand. The 1993 vintage is newer than the local average, offering competitive positioning versus older stock with room for selective renovations to capture premiums. According to CRE market data from WDSuite, household incomes are strong and neighborhood rents have advanced, reinforcing a case for pricing resilience under disciplined lease management.
Within a 3-mile radius, a large renter cohort and forecast increases in households point to a growing tenant base and support for occupancy stability. Amenity access is strong for daily needs, though school ratings and safety metrics warrant conservative underwriting and active asset management. Overall, the thesis favors steady demand with execution upside through focused value-add and resident experience improvements.
- High-cost ownership market supports renter reliance and pricing power
- 1993 vintage newer than area average, enabling targeted value-add
- Strong incomes and established amenities support leasing and renewals
- Risks: below-average safety and school ratings call for conservative underwriting