| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 65th | Good |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1280 E J St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1999 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1280 E J St, Chula Vista Multifamily Investment
Tight neighborhood occupancy and a high-cost ownership market point to durable renter demand in this inner-suburban pocket of Chula Vista, according to WDSuite’s CRE market data. Investors can underwrite for steady leasing while planning selective upgrades to lift competitiveness.
Located in an inner-suburban area of Chula Vista, the property benefits from neighborhood fundamentals that support renter demand and retention. Neighborhood occupancy is strong relative to national norms, and the area scores above the metro median on overall livability, per WDSuite’s dataset of 621 San Diego–Chula Vista–Carlsbad neighborhoods.
Parks access is a relative strength (top quartile nationally), while everyday retail like groceries and cafes is thinner in the immediate area. School quality trends above national medians, which can aid leasing to households prioritizing education without relying on luxury pricing.
Within a 3-mile radius, demographics show population and household growth over the last five years with further expansion projected by 2028. This points to a larger tenant base and supports occupancy stability. The renter-occupied share is about 27% of housing units, indicating a meaningful, though not dominant, renter concentration that can sustain multifamily absorption.
Home values in the neighborhood test well above national percentiles, signaling a high-cost ownership market that tends to reinforce reliance on multifamily housing. Rent-to-income levels track favorably for lease retention and credit quality, offering owners some pricing power while still requiring attentive lease management.
The asset’s 1999 vintage is newer than the local average construction year, suggesting competitive positioning versus older stock; however, systems are approaching mid-life, so a renovation plan focused on interiors and common areas can enhance NOI and defend against newer deliveries.
Safety indicators are mixed when viewed against metro and national contexts. The neighborhood’s crime rank sits closer to the higher-crime end within the San Diego metro (ranked 27 among 621 neighborhoods), while national comparisons are nearer to midpack. Recent trend data is constructive, with both violent and property offense rates improving materially year over year, placing the area among the better improvers nationally.
For underwriting, this suggests monitoring local trends and property-level security measures, while recognizing that recent downward momentum in reported offenses may support renter retention and leasing.
Proximity to established regional employers supports a deep commuter tenant base and can help stabilize leasing, particularly among professionals in energy, defense, food distribution, biotech, and semiconductors.
- Sempra Energy — energy infrastructure (11.0 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (15.1 miles)
- Celgene Corporation — biotechnology (21.2 miles)
- Sysco — food distribution (21.2 miles)
- Qualcomm — semiconductors (21.4 miles) — HQ
This 40-unit, 1999-vintage asset aligns with a neighborhood that demonstrates high occupancy and solid household fundamentals, based on CRE market data from WDSuite. Elevated home values in the area indicate a high-cost ownership market that supports multifamily demand, while rent-to-income levels suggest manageable affordability pressure for tenants, aiding retention. Being newer than the local average construction year improves competitive positioning, and targeted upgrades can capture value-add upside.
Within a 3-mile radius, recent and projected growth in population and households expands the renter pool, supporting absorption and lease-up stability. Parks access and above-median school ratings add livability appeal, though thinner nearby retail means on-site conveniences and amenity programming can be differentiators. Overall, the property offers a durable demand story with practical levers to enhance NOI through modernization.
- High neighborhood occupancy supports steady leasing and pricing discipline.
- 1999 vintage creates value-add potential via targeted interior and common-area upgrades.
- High-cost ownership market reinforces renter reliance on multifamily housing and retention.
- Expanding 3-mile renter base underpins absorption and long-term demand.
- Risks: safety is mixed versus metro peers and local retail is limited; plan for security, resident services, and on-site conveniences.