| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 28th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 365 Moss St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1980 |
| Units | 44 |
| Transaction Date | 2013-01-04 |
| Transaction Price | $678,500 |
| Buyer | DABBY DANNY |
| Seller | PETERSON JAMES J |
365 Moss St, Chula Vista Multifamily Investment Opportunity
Renter-occupied housing is prevalent in the neighborhood, and elevated ownership costs locally tend to sustain demand for apartments, according to WDSuite’s CRE market data. Positioning and asset quality will matter for retention given area affordability pressures.
This Urban Core neighborhood in Chula Vista rates B- overall and is competitive for daily conveniences. Amenity access trends above national norms (73rd percentile), with strong depth in cafes (90th percentile), restaurants (89th), childcare (95th), and pharmacies (88th), though park access is limited. For investors, this supports day-to-day livability that can aid leasing and renewals.
Housing dynamics show a sizable renter base: renter-occupied share is high for the metro (92nd percentile nationally), indicating depth in multifamily demand. Neighborhood occupancy is below the metro median (ranked 552 of 621 neighborhoods), so assets that differentiate on unit finish, parking, or management execution may capture outperformance and stabilize faster than commodity product.
Home values sit in the 90th percentile nationally, signaling a high-cost ownership market that can reinforce reliance on rental housing and support pricing power. At the same time, rent-to-income runs elevated (very low national percentile for affordability), which creates lease management considerations; operators may prioritize renewal strategies and measured rent growth to sustain occupancy.
The property’s 1980 vintage is slightly newer than the neighborhood’s average construction year (1972 across the metro comparison set), offering a relative edge versus older stock while still warranting capital planning for aging systems and potential value-add upgrades. Within a 3-mile radius, recent years show modest population growth alongside rising household counts and smaller average household sizes; this mix typically expands the renter pool and supports occupancy stability, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed. Relative to neighborhoods nationwide, overall crime sits below the national median for safety (35th percentile), with violent offense rates positioned in a lower national percentile, while property offenses trend similarly lower. For investors, the near-term read is cautious but contextual rather than definitive at the parcel level.
Trend data is notable: estimated property offense rates have improved sharply year over year (strong improvement percentile nationally), while violent offenses showed an uptick over the same period. Interpreting these together suggests conditions are evolving; on-site security practices and lighting, along with resident screening and community engagement, can help mitigate perceptions regardless of broader neighborhood trends.
Proximity to major employers supports a steady commuter tenant base, with energy, defense, life sciences, and technology anchors within typical drive times. The list below highlights nearby corporate offices relevant to workforce housing demand.
- Sempra Energy — energy (8.2 miles)
- Sempra Energy — energy (8.9 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (14.7 miles)
- Celgene Corporation — life sciences (20.2 miles)
- Qualcomm — technology (20.7 miles) — HQ
365 Moss St offers a 44-unit, 1980-vintage asset positioned in a renter-heavy Chula Vista neighborhood where elevated ownership costs reinforce multifamily demand. Amenity density is strong for daily needs, and nearby employment nodes across energy, defense, life sciences, and technology broaden the tenant base. While neighborhood occupancy trends below the metro median, assets that present clear value—through unit upgrades, parking, or management quality—can capture leasing in a market with sustained renter reliance.
Within a 3-mile radius, households have been increasing and are projected to rise further as household sizes decline, expanding the pool of renters and supporting occupancy stability. According to CRE market data from WDSuite, rents have grown meaningfully and are forecast to continue advancing, which supports long-run revenue growth potential; however, higher rent-to-income ratios call for careful renewal strategies and expense discipline. The 1980 vintage offers relative competitiveness versus older neighborhood stock, with practical value-add and system modernization opportunities.
- Renter-heavy neighborhood and high-cost ownership market sustain multifamily demand
- Strong amenity access and proximity to major employers support leasing and retention
- 1980 vintage provides value-add and system upgrade pathways versus older local stock
- Household growth and smaller household sizes expand the renter pool within 3 miles
- Risks: below-metro occupancy, affordability pressure, and mixed safety trends require active management