| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 28th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 4th Ave, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 2000 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1105 4th Ave Chula Vista Multifamily Opportunity
Renter demand is supported by a high neighborhood renter-occupied share and strong amenity access, while occupancy trends remain below the metro average; according to WDSuite’s CRE market data, these mixed signals point to selective upside with disciplined operations.
Situated in Chula Vista’s Urban Core, the neighborhood posts a B- rating and sits roughly mid-pack at 318 out of 621 San Diego metro neighborhoods. Amenity access is a relative strength: overall amenity rank is within the top quartile among 621 metro neighborhoods, with cafes and restaurants performing strongly versus national peers. Childcare options also rank competitively, which can support workforce stability.
Housing context favors rentals. The neighborhood s renter-occupied share is elevated (ranked high relative to the metro and in a high national percentile), indicating a deeper tenant base for multifamily. By contrast, neighborhood occupancy is below the metro median and has only inched up in recent years, suggesting operators should focus on leasing execution and tenant retention to stabilize performance.
On pricing and affordability, home values sit in a high national percentile and the value-to-income ratio ranks near the top of national comparisons. In practice, this high-cost ownership market tends to sustain renter reliance on multifamily housing, though rent-to-income ratios indicate affordability pressure that owners should manage with thoughtful lease management.
Within a 3-mile radius, demographics show modest recent population growth and an increase in households, which expands the local tenant base. Forward-looking projections indicate smaller average household sizes and more households even as population growth moderates, a pattern that can support occupancy stability through a broader pool of renters, based on commercial real estate analysis from WDSuite.
Vintage matters: a 2000 construction date positions the property as newer than the neighborhood s 1970s-era average, offering a competitive edge versus older stock. Investors should still plan for targeted modernization and system updates typical of 20+ year-old assets to maintain positioning against newer deliveries.
Safety signals are mixed when viewed in context. The neighborhood s crime rank sits in the more challenged half of the metro (ranked 227 out of 621), which places it below national safety averages by percentile. However, recent property offense trends show notable improvement over the last year, indicating downward momentum in certain categories even as violent offense percentiles remain weaker nationally.
For investors, the takeaway is comparative rather than absolute: conditions are competitive among San Diego metro neighborhoods but not strong versus national benchmarks. Monitoring sub-trend momentum and coordinating with professional management on visibility, lighting, and access controls can help support leasing and retention.
The area draws from a diversified employment base across energy utilities, defense & aerospace, life sciences, wireless technology, and foodservice distribution supporting renter demand through commute convenience to major job nodes. The employers below reflect nearby anchors accessible from the neighborhood.
- Sempra Energy energy utility & infrastructure (9.1 miles) HQ
- L-3 Telemetry & RF Products defense & aerospace (14.9 miles)
- Celgene Corporation biotech & pharmaceuticals (20.5 miles)
- Qualcomm wireless & semiconductors (20.9 miles) HQ
- Sysco foodservice distribution (22.4 miles)
This 96-unit asset, built in 2000, competes well against the neighborhood s older 1970s-era stock, providing a relative quality edge with targeted modernization potential. Neighborhood fundamentals show a high renter-occupied share and durable amenity access, while occupancy levels trail the metro, implying value creation via disciplined leasing, renewal management, and cost control. High ownership costs in the area reinforce renter reliance on multifamily, though elevated rent-to-income ratios signal the need for careful rent setting and resident retention practices. According to CRE market data from WDSuite, nearby households have grown within a 3-mile radius and are projected to become smaller on average, expanding the renter pool even as population growth moderates.
Investment performance will likely hinge on asset management: preserving occupancy in a below-metro-avg submarket, capturing pricing where supported by amenity depth and job access, and allocating capital to improvements that keep the 2000-vintage property competitive versus newer deliveries. Monitoring safety perceptions and school quality relative to regional norms remains prudent for marketing and tenant mix strategy.
- Newer 2000-vintage asset vs. 1970s neighborhood average, with targeted modernization upside
- High renter-occupied share supports a deeper tenant base and renewal potential
- Amenity-rich area and proximity to major employers underpin leasing
- High-cost ownership market reinforces rental demand and pricing power where supported
- Risks: below-metro occupancy, affordability pressure (rent-to-income), and variable safety/school perceptions