| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 53rd | Fair |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 280 K St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 2000 |
| Units | 29 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
280 K St, Chula Vista Multifamily Investment Opportunity
Neighborhood-level occupancy is resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. Built in 2000, the 29-unit asset should compete well against older nearby stock while benefiting from steady tenant depth.
Chula Vista’s Urban Core setting offers day-to-day convenience for renters, with strong access to essentials: grocery and pharmacy density ranks competitively versus the metro and sits in the upper national percentiles, while parks are relatively accessible. Immediate restaurant and cafe density is thinner, so the location leans more residential than destination retail. School quality in the area trends slightly above national medians, which can support family-oriented tenancy.
The neighborhood posts a B+ rating and ranks 222 out of 621 San Diego–Chula Vista–Carlsbad neighborhoods, placing it competitive among metro peers. Neighborhood occupancy is strong and has trended upward in recent years, supporting income stability. Renter concentration at the neighborhood level is above national norms, indicating depth in the tenant base for multifamily owners.
Within a 3-mile radius, demographics point to modest population growth, rising household counts, and higher household incomes versus five years ago. Projections indicate further increases in households alongside a gradual reduction in average household size, which typically expands the renter pool and supports occupancy. Elevated for-sale home values in the neighborhood context suggest a high-cost ownership market that tends to sustain reliance on multifamily rentals, a useful backdrop for lease retention and pricing discipline.
The property’s 2000 vintage is newer than the neighborhood’s older average housing stock, which can be a competitive advantage versus 1970s-era product; still, investors should plan for targeted systems upgrades or light renovations to match current renter expectations. These fundamentals align with constructive long-term demand drivers identified through WDSuite’s commercial real estate analysis.
Safety conditions should be evaluated with care. Based on neighborhood rankings, this area sits on the less safe side compared with many San Diego–Chula Vista–Carlsbad neighborhoods (ranked 57 out of 621, where lower ranks indicate higher crime levels), and national comparisons place it below average for safety.
Recent momentum is constructive: both property and violent offense rates have declined materially year over year, with improvements that rank favorably against national peers. For investors, the key takeaway is to underwrite with current trends and property-level measures in mind, while recognizing that neighborhood safety is improving from a relatively elevated baseline.
Proximity to regional employers underpins renter demand by shortening commutes for a diverse workforce. Nearby anchors include Sempra Energy, L-3 Telemetry & RF Products, Celgene, Qualcomm, and Sysco.
- Sempra Energy — energy infrastructure (7.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace (14.2 miles)
- Celgene Corporation — biotech (19.8 miles)
- Qualcomm — semiconductors (20.2 miles) — HQ
- Sysco — foodservice distribution (21.6 miles)
The 29-unit property at 280 K St benefits from solid neighborhood occupancy, a renter-leaning housing mix in the surrounding area, and elevated ownership costs that help sustain multifamily demand. According to CRE market data from WDSuite, neighborhood rent levels are high relative to national norms, yet rent-to-income dynamics in the area suggest manageable affordability pressure, supporting retention with thoughtful lease management.
Built in 2000, the asset is newer than much of the neighborhood’s housing stock, offering competitive positioning versus older properties while still warranting selective capital planning for aging systems and modern finishes. Within a 3-mile radius, population and household growth — alongside rising incomes — point to a gradually expanding tenant base, which supports occupancy stability over the hold period.
- Occupancy strength in the neighborhood supports income stability and lease retention
- Newer 2000 vintage versus older local stock provides a competitive leasing edge
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile radius shows growth in households and incomes, expanding the tenant base
- Risks: neighborhood crime sits above metro averages; local dining density is thinner; plan for targeted CapEx typical of a 2000 vintage