| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 40th | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 987 Postal Way, Vista, CA, 92083, US |
| Region / Metro | Vista |
| Year of Construction | 1972 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
987 Postal Way, Vista CA Multifamily Opportunity
Neighborhood occupancy trends remain in the mid-90s and renter concentration is roughly one-third; according to WDSuite’s CRE market data, elevated home values relative to income in North County San Diego help sustain multifamily demand.
Located in suburban Vista within the San Diego–Chula Vista–Carlsbad metro, the neighborhood carries a B- rating and sits mid-pack among 621 metro neighborhoods. Dining density is a notable strength (restaurants score in the 94th percentile nationally), with cafes (81st) and grocery access (73rd) also supportive. Park access trends above national norms (78th percentile), while childcare and pharmacy availability are thin, which may influence family-oriented renter preferences.
Rents in the neighborhood index high versus U.S. benchmarks (near the upper decile), and occupancy measures are solid by national comparison (around the upper third). Median home values are elevated (95th percentile nationally) and the value-to-income ratio also trends high (91st percentile), conditions that typically reinforce reliance on rental housing and can support pricing power and lease retention for well-positioned assets.
The asset’s 1972 vintage is older than the neighborhood’s average construction year (1984). For investors, this often points to value-add potential through targeted renovations and building system upgrades, paired with prudent capital planning to maintain competitiveness against newer stock.
Tenure patterns within the neighborhood show a renter-occupied share near one-third, indicating a moderate but reliable base of multifamily demand. Within a 3-mile radius, demographics indicate a balanced mix of renters and owners and a forecasted increase in households alongside a slight reduction in average household size by 2028, suggesting a larger tenant base and support for occupancy stability. These dynamics, based on CRE market data from WDSuite, position well-managed properties to capture steady renter demand.
School quality scores trend below national norms, which may temper appeal for some family renters, but proximity to jobs across North County and broader San Diego employment hubs provides a counterweight for working households seeking commute convenience.
Safety indicators for the neighborhood track below national medians, with both violent and property offense rates comparing weaker than many U.S. neighborhoods. That said, recent year-over-year trends show meaningful declines in both categories, indicating improvement momentum relative to national patterns. Investors should consider standard security, lighting, and access-control measures and underwrite to current market comps rather than legacy perceptions.
Within the San Diego metro, the area performs competitively with some nearby suburban peers but remains short of top-quartile benchmarks nationally. Monitoring the recent improvement trajectory and coordinating with professional management on resident experience can help support retention and stabilize leasing.
Nearby employers span biopharma, energy, and technology, offering a diversified employment base that supports renter demand and lease stability for workforce and professional tenants. The list below highlights key employers within commuting distance that are most relevant to this submarket.
- Gilead Sciences — biopharma (3.9 miles)
- NRG Energy — energy (6.7 miles)
- Sysco — foodservice distribution (20.4 miles)
- Qualcomm — semiconductors (20.4 miles) — HQ
- Celgene Corporation — biopharma (21.2 miles)
987 Postal Way combines solid occupancy conditions with strong regional cost-of-ownership barriers, creating a durable backdrop for renter demand in North County San Diego. The neighborhood indexes high for rents and sits in the upper tiers nationally for home values, which can support pricing power and lease retention for well-amenitized communities. Based on commercial real estate analysis from WDSuite, the area’s dining and grocery density outperforms national averages, while upcoming demographic shifts within a 3-mile radius point to more households and slightly smaller household sizes over the next several years — a pattern that can expand the renter pool and support stabilized occupancy.
The property’s 1972 vintage is older than the neighborhood average, suggesting value-add potential via renovations and system updates to compete with newer stock. Safety metrics trail national benchmarks but have improved year over year, and school ratings are comparatively weak — both factors to reflect in underwriting and management plans. Overall, the combination of resilient demand drivers, high-cost ownership dynamics, and targeted capital improvements frames a pragmatic long-term thesis.
- Occupancy trends in the mid-90s support income stability relative to national norms.
- Elevated ownership costs sustain renter reliance on multifamily housing and pricing power.
- 1972 vintage offers clear value-add pathways through interior and system upgrades.
- 3-mile forecasts point to more households and a larger tenant base over time.
- Underwrite for below-median safety and lower school ratings; management practices can mitigate retention risk.