| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 40th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 181 E Orange Ave, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1976 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
181 E Orange Ave, Chula Vista Multifamily Investment
Neighborhood renter concentration and elevated ownership costs point to a durable tenant base, according to WDSuite’s CRE market data, while occupancy trends suggest active asset management can drive stabilization.
Positioned in Chula Vista’s inner suburbs of the San Diego metro, the area supports multifamily demand with strong day-to-day convenience: grocery density ranks among the highest locally and places in a high national percentile, and cafes and restaurants are comparatively plentiful. In contrast, formal parks, pharmacies, and childcare options are limited within the immediate neighborhood, which may modestly reduce family-oriented amenity appeal.
Neighborhood rent levels sit in the upper tier nationally, and home values are also elevated versus U.S. norms. In investor terms, this high-cost ownership market tends to reinforce reliance on rental housing and supports pricing power and lease retention when managed carefully. Rent-to-income ratios benchmark closer to favorable levels than many coastal peers, which can help mitigate affordability pressure and reduce turnover risk.
On housing dynamics, neighborhood occupancy is below national medians and has eased modestly over the last five years, indicating an emphasis on leasing execution and resident retention to maintain stability. At the same time, the share of renter-occupied units is above many U.S. neighborhoods, pointing to a meaningful tenant base for multifamily properties.
Demographic indicators aggregated within a 3-mile radius show a stable population with an increase in households and families over the past five years. Forward-looking data indicates more households even as average household size trends lower, which typically expands the renter pool and supports occupancy for professionally managed assets. Average school ratings are mid-range for the metro, which is consistent with a broad demand profile rather than a niche, school-driven leasing story.
Safety indicators are mixed. The neighborhood ranks in the lower-performing range for safety relative to the metro and sits below the national median for safety by percentile, signaling investors should plan for standard security measures and thoughtful site operations.
Notably, property offenses show a meaningful year-over-year decline (−35.6%), placing the neighborhood among stronger national improvers by percentile. Ongoing monitoring is warranted, but this trend suggests recent momentum that can complement on-site management practices.
Proximity to major employers underpins workforce housing demand and commuting convenience, with a mix of utilities, aerospace/defense, biotech, and technology anchors supporting leasing depth.
- Sempra Energy — utilities (10.6 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (16.0 miles)
- Celgene Corporation — biotechnology (21.8 miles)
- Qualcomm — semiconductors (22.1 miles) — HQ
- Sysco — food distribution (23.0 miles)
This submarket combines elevated home values and upper-tier neighborhood rents with a renter-occupied housing share that supports a broad tenant base. Based on CRE market data from WDSuite, occupancy runs below national medians locally, so returns hinge on disciplined leasing, renewals, and expense control. Strength in daily amenities and proximity to diverse employers enhance demand resilience, while rent-to-income positioning suggests room for retention-oriented pricing strategies.
Within a 3-mile radius, households and incomes have trended upward and are projected to continue rising alongside smaller average household sizes, expanding the addressable renter pool. Investors should balance these fundamentals against operational considerations such as safety performance, limited park/pharmacy access nearby, and the need for proactive asset management to maintain occupancy and resident satisfaction.
- Elevated ownership costs sustain renter reliance and support pricing power
- Diverse nearby employer base reinforces leasing depth and retention
- Household growth and rising incomes within 3 miles expand tenant demand
- Operational focus: occupancy below national medians and mixed safety metrics
- Limited nearby parks/pharmacies warrant amenity strategy to bolster appeal