| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 53rd | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 244 H St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 2000 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $650,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
244 H St, Chula Vista Multifamily Investment
Neighborhood occupancy has trended stable with solid renter demand, according to WDSuite’s CRE market data, positioning this 20-unit asset for steady leasing performance in an Urban Core pocket of Chula Vista.
The property sits in an Urban Core neighborhood rated B+ and ranked 222 out of 621 across the San Diego-Chula Vista-Carlsbad metro, indicating competitive positioning among peer neighborhoods rather than a top-quartile outlier. Nearby amenities are a mixed picture: grocery and pharmacy access are strong (both above metro median by rank), and park access is competitive, while on-block cafe and restaurant density is limited. For investors, this suggests daily-needs convenience with some reliance on broader corridors for dining and entertainment.
Construction trends favor this asset: the average neighborhood vintage skews older (1970s), whereas the property was built in 2000. Newer construction relative to local stock typically supports leasing competitiveness and may reduce near-term capital intensity versus older comparables, though investors should still plan for system modernization and common-area updates as part of long-term asset management.
Renter-occupied housing concentration within a 3-mile radius is the majority, supporting a deeper tenant base and ongoing multifamily demand. Neighborhood-level occupancy is in the upper half of national comparisons and has improved over the last five years, which supports the case for leasing stability and manageable turnover risk. Median home values in the neighborhood are elevated versus national norms, which tends to sustain reliance on rental options and can aid lease retention.
Within a 3-mile radius, population has been broadly steady in recent years while the number of households has increased, reflecting smaller household sizes and a gradual expansion of the renter pool. Forecasts through 2028 point to additional household growth and higher median incomes in the 3-mile area, which can underpin rent levels and occupancy as more financially qualified renters enter the market, based on CRE market data from WDSuite.
Safety indicators are mixed and should be weighed in underwriting. The neighborhood’s crime rank is in the lower tier versus the metro (ranked 57 out of 621 neighborhoods), suggesting crime levels are above the metro average. Nationally, violent offense rates benchmark in a lower percentile, indicating the area is less safe than many neighborhoods nationwide; however, recent year-over-year trends show meaningful declines in both violent and property offenses, placing the neighborhood in a stronger percentile for improvement momentum.
For investors, the takeaway is directional improvement but not a resolved risk. Lease management, lighting, access control, and resident engagement can help mitigate safety perception and support retention. Compare on-the-ground conditions and recent local enforcement initiatives with these high-level indicators to calibrate risk.
The employment base nearby features energy, defense/aerospace, life sciences, and technology anchors that broaden the renter pool and support commute convenience for workforce and professional tenants. The list below highlights Sempra Energy, L-3 Telemetry & RF Products, Celgene, Qualcomm, and Sysco by proximity.
- Sempra Energy — energy infrastructure (7.1 miles)
- L-3 Telemetry & RF Products — defense & aerospace (13.4 miles)
- Celgene Corporation — biopharma (19.0 miles)
- Qualcomm — technology & R&D (19.4 miles) — HQ
- Sysco — foodservice distribution (20.9 miles)
This 20-unit property built in 2000 offers relative competitiveness versus older neighborhood stock, supporting leasing and operational durability. Neighborhood occupancy sits in the upper half of national comparisons and has strengthened over the past five years, while elevated home values in the area tend to reinforce rental demand and lease retention. Within a 3-mile radius, household counts are up and forecast to grow alongside incomes, pointing to a gradually expanding renter base and supportive rent levels, based on commercial real estate analysis from WDSuite.
Key considerations include a safety profile that trails metro and national leaders—though recent offense trends are improving—and limited immediate dining density, which may place more emphasis on access to nearby corridors. Overall, the mix of tenant demand depth, newer vintage, and proximity to diverse employers supports a durable, operations-forward hold with selective value-add to modernize systems and common areas.
- 2000 construction provides a competitive edge versus older local stock, with targeted modernization potential.
- Neighborhood occupancy in the upper half nationally and improving supports leasing stability.
- Elevated local home values sustain reliance on rentals, aiding retention and pricing power.
- 3-mile household and income growth expands the qualified renter pool and supports rent levels.
- Risks: safety metrics lag metro leaders and immediate dining density is limited; plan for property-level security and amenity upgrades.