| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 36th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 529 E St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1978 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
529 E St, Chula Vista Multifamily Investment
Renter concentration and elevated ownership costs in the neighborhood support sustained multifamily demand, according to WDSuite’s CRE market data. Positioning and management can target stable occupancy while balancing affordability and rent growth.
Located in Chula Vista’s Urban Core, the asset benefits from daily-needs convenience that supports retention. Grocery access is strong (high density of stores) and parks and restaurants are plentiful, while cafes and pharmacies are limited in the immediate area. This mix favors practical livability and consistent foot traffic for workforce-oriented renters.
The neighborhood’s renter-occupied share is high, indicating a deep tenant base for multifamily leasing. Median contract rents are elevated versus many U.S. neighborhoods, yet local rent-to-income ratios suggest manageable affordability pressure, which can aid renewal rates and limit turnover risk.
Within a 3-mile radius, households have increased in recent years and are projected to expand further alongside smaller average household sizes. Projections also indicate population growth over the next five years, pointing to a larger renter pool and support for occupancy stability. Home values are elevated relative to national norms, reinforcing reliance on rental housing and providing room for disciplined pricing power.
The asset’s 1978 vintage is slightly newer than the neighborhood’s average building age. Investors should plan for ongoing capital needs typical of late-1970s properties (systems, exteriors, common areas) while assessing selective value-add to compete with newer stock.
Neighborhood safety trends should be evaluated in context. Compared with U.S. neighborhoods, recent metrics indicate below-average safety levels, and the area sits around the middle of the 621 San Diego metro neighborhoods. However, property-related offenses have declined notably year over year, suggesting improvement momentum, while violent-offense readings have been relatively steady with a slight uptick.
For underwriting, consider enhanced security measures and tenant screening to support retention and protect NOI. Monitoring the downward trend in property offenses alongside local initiatives can inform operating assumptions without overreliance on short-term volatility.
Nearby employers anchor a diverse regional job base that supports renter demand and commute convenience for the workforce likely to lease at this property. The list below highlights key drivers in energy, defense, biopharma, wireless technology, and distribution within commuting distance.
- Sempra Energy — energy utilities (6.1 miles)
- L-3 Telemetry & RF Products — defense electronics (12.7 miles)
- Celgene Corporation — biopharma (18.1 miles)
- Qualcomm — wireless technology (18.6 miles) — HQ
- Sysco — foodservice distribution (20.4 miles)
This 21-unit asset aligns with durable renter demand in an Urban Core location where elevated home values and a high renter-occupied share underpin leasing depth. Within a 3-mile radius, projections indicate population growth and a substantial increase in households alongside smaller household sizes, supporting a larger tenant base and steadier occupancy. Based on commercial real estate analysis from WDSuite, local rent levels and rent-to-income dynamics suggest room for disciplined rent management without outsized retention risk.
The 1978 vintage warrants targeted capital planning—particularly building systems and common-area updates—creating potential for value-add positioning relative to older stock in the area. Amenity convenience (groceries, parks, dining) supports livability, though limited cafe and pharmacy density, as well as neighborhood safety context, should be addressed through operations and underwriting.
- Elevated ownership costs and high renter concentration support multifamily demand depth and pricing power.
- 3-mile forecasts point to renter pool expansion via household growth and smaller household sizes, aiding occupancy stability.
- 1978 vintage offers clear value-add and CapEx planning opportunities to improve competitiveness.
- Amenity access (groceries, parks, dining) supports daily convenience and lease retention.
- Risks: neighborhood safety readings below national averages and limited cafe/pharmacy density warrant underwriting cushions and operational mitigation.