| 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 | 2000-07-26 |
| Transaction Price | $5,450,000 |
| Buyer | KLEINBUB FREDRICK |
| Seller | RITA RUBIN |
181 E Orange Ave, Chula Vista Multifamily Investment
Neighborhood demand is supported by a high-cost ownership market and access to daily amenities, according to WDSuite’s CRE market data, suggesting steady renter interest even as leasing conditions vary by submarket.
Situated in an inner-suburban pocket of Chula Vista within the San Diego–Chula Vista–Carlsbad metro, the neighborhood scores a C rating and sits above the metro median for several renter-relevant fundamentals. Grocery and café density are notable bright spots, with grocery outlets competitive among 621 metro neighborhoods and cafés in the top decile nationally. For investors, this supports convenience-driven retention and day-to-day livability that benefits leasing.
Neighborhood operating performance is a relative strength: average NOI per unit ranks 110 of 621 metro neighborhoods, placing it in the top quartile locally. By contrast, neighborhood occupancy is less tight versus national benchmarks, which argues for disciplined leasing and renewal management rather than relying solely on scarcity. These dynamics align with prudent underwriting and targeted concessions when needed.
Schools average roughly 3 out of 5 and benchmark above national medians, which can bolster family-oriented renter demand. Median home values and value-to-income ratios are high compared with national norms, reinforcing renter reliance on multifamily housing and supporting pricing power when paired with thoughtful amenity and service execution. This is consistent with commercial real estate analysis from WDSuite indicating elevated ownership costs across the metro.
Within a 3-mile radius, population has held roughly stable in recent years while household counts increased, and forecasts point to further household growth alongside smaller average household size. For investors, a rising household base with modest population change implies more leasing opportunities and a broader tenant pool over time, particularly for well-managed, mid-size assets.
Tenure patterns show a meaningful renter-occupied share locally (neighborhood data indicate roughly one-third of units renter-occupied, with a higher renter concentration across the 3-mile area), suggesting adequate depth for multifamily demand. Rent-to-income ratios sit near the mid-20s, a level that supports occupancy stability while still requiring attentive lease management to mitigate affordability pressure at renewal.
Safety indicators benchmark below national averages, with both violent and property offense rates tracking in lower national percentiles (higher safety corresponds to higher percentiles). Even so, recent momentum is constructive: property offense rates improved sharply year over year, with the pace of improvement in the top quartile nationally, according to WDSuite’s CRE market data. For investors, that combination points to the importance of security-forward operations while acknowledging a favorable recent trend.
At the metro level (621 neighborhoods), the area’s standing indicates room for continued improvement relative to regional peers. Asset-level measures—lighting, access control, and resident engagement—can help sustain leasing and retention in line with neighborhood trends.
Nearby anchor employers in energy infrastructure, aerospace/defense, biotech, and wireless technology diversify the employment base and support renter demand through commute convenience.
- Sempra Energy — energy infrastructure (10.6 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (16.0 miles)
- Celgene Corporation — biotech (21.7 miles)
- Qualcomm — wireless technology (22.1 miles) — HQ
- Sysco — food distribution (22.9 miles)
181 E Orange Ave offers 76 units in Chula Vista with scale suited to professional management and operational improvements. The 1976 vintage points to potential value-add through targeted interior upgrades and systems modernization, while high ownership costs in the area help sustain multifamily demand and support rent positioning with prudent lease management. According to CRE market data from WDSuite, neighborhood occupancy is not especially tight versus national benchmarks, but operating income metrics are competitive locally—an environment that rewards asset-level execution.
Within a 3-mile radius, households have increased and are projected to grow further even as average household size trends lower, implying a broader tenant base and steady leasing opportunities. Elevated home values and a rent-to-income profile near the mid-20s suggest solid demand with manageable affordability pressure when renewals and rent steps are calibrated thoughtfully.
- Scale and operations: 76 units enable professional management, expense control, and amenity programming.
- Value-add pathway: 1976 construction supports targeted upgrades and systems modernization to enhance competitiveness.
- Demand drivers: High ownership costs and growing household counts (3-mile radius) reinforce a durable renter base.
- Income orientation: Neighborhood NOI per unit ranks in the top quartile among 621 metro neighborhoods, supporting an operating-focused thesis.
- Risks: Neighborhood occupancy is less tight and safety benchmarks sit below national averages—plan for active leasing, security, and renewal strategies.