| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 36th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4 5th Ave, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4 5th Ave Chula Vista Multifamily Investment
This 72-unit property built in 1972 sits in a neighborhood with 63.7% renter-occupied housing, ranking in the top 5% nationally for rental demand concentration. The area shows strong childcare density and grocery access, supporting tenant retention in this urban core location.
Located in Chula Vista's urban core, this neighborhood demonstrates solid fundamentals for multifamily investors. The area ranks in the 95th percentile nationally for rental housing concentration, with 63.7% of housing units occupied by renters—indicating sustained demand for multifamily properties. Median contract rents of $1,655 position the market competitively within the broader San Diego metro, while 5-year rent growth of 42.8% reflects strong pricing power.
The property's 1972 construction year aligns with the neighborhood average, presenting potential value-add opportunities through strategic capital improvements and unit upgrades. Demographic data within a 3-mile radius shows a population of approximately 139,000 with stable household formation, supporting consistent tenant demand. The area maintains 86.6% occupancy rates, though this metric has softened slightly over the past five years.
Amenity density supports tenant appeal, with the neighborhood ranking in the 99th percentile nationally for grocery store access at 8.78 stores per square mile. Childcare facilities also rank exceptionally well at the 97th percentile nationally, enhancing the area's attractiveness to family renters. Park access ranks in the 95th percentile nationally, contributing to quality of life factors that can support lease renewal rates.
Crime statistics show mixed trends that require careful monitoring. Property crime rates rank 552nd among 621 metro neighborhoods, placing the area in the bottom quartile locally. However, property crime has declined 27.9% year-over-year, ranking in the 71st percentile nationally for improvement trends. Violent crime rates remain elevated at approximately 1,009 incidents per 100,000 residents, though year-over-year changes have been minimal at 1.4%.
Investors should factor these safety metrics into tenant screening, property management protocols, and insurance considerations. The improving property crime trend suggests potential stabilization, but the current elevated levels warrant ongoing attention to security measures and tenant retention strategies.
The San Diego metro provides diverse employment anchors that support workforce housing demand, with several major employers within reasonable commuting distance of the property.
- Sempra Energy — energy utilities (5.7 miles)
- Wells Fargo ATM — financial services (6.2 miles)
- Sempra Energy — energy utilities (6.4 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (12.2 miles)
- Qualcomm — technology (18.1 miles) — HQ
This 72-unit property offers exposure to a high-density rental market with demonstrated pricing power and value-add potential. The neighborhood's 95th percentile ranking for renter concentration nationally indicates sustained multifamily demand, while recent rent growth of 42.8% over five years shows strong market fundamentals. According to CRE market data from WDSuite, the 1972 vintage presents renovation upside opportunities to capture additional rent premiums in a market where median rents have reached $1,655.
Demographics within a 3-mile radius support stable occupancy with household income growth of 48.1% over five years, though current rent-to-income ratios at 27% suggest affordability pressures that require careful lease management. The urban core location benefits from exceptional amenity access, particularly grocery stores and childcare facilities ranking in the top 1-3% nationally, which can support tenant retention and justify market-rate positioning.
- High rental concentration at 95th percentile nationally supports sustained multifamily demand
- Strong historical rent growth of 42.8% demonstrates pricing power in the submarket
- 1972 vintage offers value-add renovation opportunities to capture rent premiums
- Excellent amenity access with top-tier grocery and childcare density supports tenant retention
- Risk factors include elevated crime metrics and affordability pressures requiring active management