| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 28th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1145 4th Ave, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1974 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | $1,550,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1145 4th Ave, Chula Vista Multifamily Investment
Positioned in an Urban Core pocket of Chula Vista, this 36-unit asset serves a renter-heavy neighborhood, according to WDSuite’s CRE market data. Investors should evaluate cash flow durability supported by neighborhood-level renter concentration and steady local services.
The property sits in a neighborhood rated B- and classified as Urban Core, with amenities that are competitive among San Diego-Chula Vista-Carlsbad metro neighborhoods (ranked 94 of 621, placing it in the top quartile). Local coverage of restaurants, pharmacies, and groceries supports daily convenience, which helps leasing and retention for workforce-oriented multifamily.
Neighborhood occupancy is reported at 86.6%, and the share of housing units that are renter-occupied is 57.0%. For investors, that renter concentration signals a deep tenant base and supports demand across a range of unit types, while the occupancy level suggests value in focused leasing management and tenant retention strategies.
Within a 3-mile radius, demographics indicate stability in population alongside growth in households, pointing to smaller average household sizes over time. This dynamic typically expands the renter pool and supports absorption. Median asking rents in the neighborhood have risen meaningfully over the past five years, per WDSuite, reflecting durable demand, though it also warrants attention to affordability and renewal practices as part of multifamily property research.
Ownership costs in the area are elevated relative to incomes (home values rank high nationally and the value-to-income ratio is in a high national percentile). In practice, a high-cost ownership market tends to reinforce reliance on rental housing, which can benefit lease-up and pricing power, balanced against prudent income screening and payment-to-income monitoring.
School ratings trend below national averages, which some tenants may weigh; however, the neighborhood’s service density and proximity to major employment centers can offset this for many renter households. Investors should underwrite with realistic renewal assumptions and modest turnover allowances consistent with these neighborhood characteristics.
Safety indicators for the neighborhood track below national averages, with crime measures that are weaker than many areas. However, recent trends show mixed movement: property offenses have declined sharply year over year, placing the neighborhood among the stronger improvers in the San Diego-Chula Vista-Carlsbad metro (top-tier improvement relative to 621 neighborhoods), while violent offense trends have been less favorable. For underwriting, treat security, lighting, and community standards as standard operating priorities rather than outliers.
Proximity to regional employers supports renter demand through commute convenience and a diversified job base, notably in energy infrastructure, defense and aerospace, biopharma, semiconductors, and food distribution.
- Sempra Energy — energy infrastructure (9.2 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (15.0 miles)
- Celgene Corporation — biopharma (20.6 miles)
- Qualcomm — semiconductors (21.0 miles) — HQ
- Sysco — food distribution (22.5 miles)
This 36-unit asset in Chula Vista offers exposure to a renter-weighted neighborhood with improving property-crime trends, steady service amenities, and access to major job centers. Neighborhood occupancy in the mid-80s points to dependable baseline demand, with upside from targeted leasing execution and renewal management. According to CRE market data from WDSuite, home values sit at elevated levels relative to incomes, which typically sustains reliance on multifamily housing and supports pricing power when paired with disciplined income-to-rent screening.
Within a 3-mile radius, household counts are increasing even as average household sizes trend lower, signaling a larger renter pool over time. Rent growth at the neighborhood level has been solid, reinforcing the case for continued demand, while investors should balance this with affordability pressure and routine capital planning appropriate for vintage assets in this submarket.
- Renter-heavy neighborhood supports a deep tenant base and leasing stability.
- Amenity access and proximity to diversified employers aid retention and absorption.
- Elevated ownership costs reinforce multifamily demand and pricing flexibility.
- Demographic trends within 3 miles point to a growing renter pool as household sizes decline.
- Risks: below-average safety metrics and affordability pressure call for vigilant screening, renewal tactics, and standard security measures.