| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 35th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 442 F St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 2000 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
442 F St, Chula Vista Multifamily Investment Opportunity
Amenity-rich Urban Core location with a deep renter base and steady neighborhood demand signals, according to WDSuite’s CRE market data. Newer construction relative to nearby stock positions the asset to compete on finishes and operations.
Situated in Chula Vista’s Urban Core, the property benefits from dense retail and daily-needs access. Restaurants and cafes are abundant, placing the neighborhood among the most amenity-dense areas locally and strong nationally, while grocery and pharmacy options are also well represented. This walkable access profile is a practical demand driver for working households and supports leasing velocity and retention.
The area’s renter-occupied share is high, indicating a sizable tenant base and depth for multifamily absorption. Neighborhood occupancy trends sit below the metro median, but have improved over the past few years, suggesting stabilizing conditions as demand and supply recalibrate. Median rents are elevated for the metro and have grown meaningfully over five years, which supports revenue potential but warrants attention to renewal management and pricing.
Built in 2000, the asset is newer than the neighborhood’s average vintage (1970s). That relative age advantage can reduce near-term capital exposure versus older competitors and provides a pathway for targeted upgrades to maintain competitiveness as systems age.
Within a 3-mile radius, households have inched higher recently even as average household size edged down, and forward-looking estimates point to meaningful growth in households by 2028. This dynamic implies a larger renter pool over time and supports occupancy stability. In a high-cost ownership market context, ownership costs relative to incomes reinforce reliance on rental housing, strengthening multifamily demand. These trends are consistent with commercial real estate analysis from WDSuite’s datasets.
Safety metrics for the neighborhood trend below national norms, with both violent and property crime levels comparing unfavorably to many U.S. neighborhoods. Within the San Diego–Chula Vista–Carlsbad metro, the area sits below the median for safety. That said, recent year-over-year readings indicate declines in both violent and property incidents, suggesting conditions have been improving. Investors should evaluate property-level security measures and tenant experience programs in light of these dynamics.
Proximity to major employers across energy infrastructure, defense/aerospace, biotech, and wireless technology supports workforce housing demand and commute convenience for renters.
- Sempra Energy — energy infrastructure (6.5 miles)
- Sempra Energy — energy infrastructure (7.2 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (13.0 miles)
- Celgene Corporation — biotech (18.5 miles)
- Qualcomm — wireless technology (19.0 miles) — HQ
This 88-unit, 2000-vintage asset pairs an amenity-rich Urban Core location with a large renter base and newer-than-neighborhood average construction, positioning it competitively against older stock. According to CRE market data from WDSuite, neighborhood occupancy trails the metro median but has improved, while rents are comparatively elevated—an attractive setup for disciplined revenue management. In the 3-mile radius, household growth and a gradual shift toward smaller households suggest a larger renter pool over time, supporting leasing stability.
Ownership remains relatively expensive versus local incomes, which tends to sustain demand for multifamily rentals and can aid retention, but it also raises rent-to-income considerations that call for careful renewal and amenity strategy. With targeted capital planning, the vintage provides room for selective value-add to preserve competitive positioning.
- Newer 2000 vintage versus neighborhood average supports competitive positioning and moderates near-term capex.
- Dense retail, dining, and daily-needs access underpin renter appeal and leasing velocity.
- High renter concentration and projected household growth within 3 miles expand the tenant base and support occupancy.
- Elevated rents and ownership costs support revenue potential while requiring disciplined affordability and renewal management.
- Risk: Neighborhood safety metrics trend below national norms; continued improvement and property-level measures are important to monitor.