| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 67th | Good |
| Amenities | 41st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1665 Brandywine Ave, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1665 Brandywine Ave Chula Vista Multifamily Investment
Owner-leaning neighborhood fundamentals and high regional incomes support durable renter demand and value-add potential, according to WDSuite’s CRE market data. Neighborhood metrics refer to the surrounding area, not the property, and point to steady occupancy alongside room to compete with upgrades.
Located in a suburban pocket of Chula Vista with a B neighborhood rating, the area ranks 273 out of 621 neighborhoods in the San Diego–Chula Vista–Carlsbad metro, placing it above the metro median for overall performance. Neighborhood figures cited here reflect the surrounding area, not the property.
Livability is anchored by strong schools and parks access. Average school ratings sit in the top quartile nationally, and park availability is also top quartile. Broader amenities are mixed: grocery access is around the national midpoint, while restaurants are closer to the median and certain convenience categories (cafes, pharmacies) are thinner, which investors should factor into leasing narratives and tenant profiles.
For apartment operations, the neighborhood shows a solid occupancy profile at 92.4% with rents positioned near the top of national distribution. Neighborhood median contract rents and NOI per unit benchmark in the top few percentiles nationally, based on CRE market data from WDSuite, signaling pricing power for well-positioned assets. At the same time, only 21.6% of housing units are renter-occupied, indicating an owner-leaning area; this typically means a somewhat thinner renter pool but can support stability and retention given household income strength.
Demographics aggregated within a 3-mile radius show modest population growth in recent years and a larger increase in households, with household sizes trending smaller. Median incomes have risen materially and are projected to grow further, supporting rent levels. Elevated home values relative to income in the neighborhood reinforce reliance on multifamily for many households, which can aid occupancy stability and renewal outcomes.
Vintage context is notable: the neighborhood’s average construction year skews newer (2014). With the subject property built in 1987, investors should underwrite capital planning and consider modernization to remain competitive against newer stock, while targeting value-add upside through interior and systems upgrades where returns pencil.
Safety indicators in the surrounding neighborhood are mixed when viewed against national benchmarks. Overall crime measures sit below the national median (around the 35th percentile), indicating more reported incidents than many U.S. neighborhoods. However, year-over-year trends show improvement, with both violent and property offense estimates declining in the latest period.
Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood’s crime rank is 230 out of 621 neighborhoods, suggesting a middle-of-the-pack standing locally. Investors can position the asset with appropriate security enhancements and resident engagement to support leasing and retention, while monitoring whether the recent downward trend in incidents persists.
Proximity to major corporate employers supports commuter convenience and broad renter demand, notably across energy infrastructure, defense and aerospace, biopharma, and technology—drivers that align with workforce housing and professional households.
- Sempra Energy — energy infrastructure (10.6 miles)
- Sempra Energy — energy infrastructure (11.3 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (16.5 miles)
- Celgene Corporation — biopharma (22.3 miles)
- Qualcomm — semiconductor & telecom (22.6 miles) — HQ
1665 Brandywine Ave is a 48-unit, 1987-vintage asset positioned in an owner-leaning, income-strong neighborhood where occupancy is steady and median rents benchmark near the top of national distributions. The submarket’s top-quartile school ratings and solid park access enhance livability, while elevated home values and rising household incomes reinforce reliance on rental housing and support renewal prospects. According to CRE market data from WDSuite, neighborhood occupancy is in the low 90s and renter-occupied share is lower than the national average, suggesting a somewhat narrower but stable tenant base where thoughtful positioning matters.
Relative to the neighborhood’s newer average vintage (2014), the property’s 1987 construction points to clear value-add and capital planning angles to maintain competitiveness against newer supply. Investors should weigh modest amenity depth and safety that trends below the national median against strong income fundamentals, employer proximity, and demonstrated rent levels when underwriting.
- Steady neighborhood occupancy with rents positioned near the top of national benchmarks supports income durability for well-managed assets.
- 1987 vintage versus a newer local stock (2014 average) creates value-add and modernization upside to enhance competitive positioning.
- High household incomes and elevated home values reinforce renter reliance on multifamily, aiding renewals and pricing power.
- Access to regional employers across energy, defense, biopharma, and technology bolsters leasing and retention.
- Risks: lower renter concentration locally, thinner amenity depth in select categories, and safety below the national median warrant prudent underwriting and asset management.