| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 531 Moss St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1985 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | $2,392,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
531 Moss St Chula Vista Multifamily Investment
Neighborhood occupancy trends sit above the metro median, supporting stable leasing conditions according to CRE market data from WDSuite. Renter demand is reinforced by a high renter-occupied share and a deep local services base.
Situated in Chula Vista’s Urban Core, the area around 531 Moss St offers day-to-day convenience that supports resident retention. Grocery access is a standout, scoring in the 98th percentile nationally, and restaurant density is also elevated (82nd percentile). By contrast, cafes, parks, and pharmacies are limited in the immediate neighborhood, so daily needs skew toward grocers and quick-service options rather than recreational or boutique amenities.
For schools, the neighborhood’s average rating trends below national medians (37th percentile), which may shape the tenant mix toward workforce households and cost-conscious renters. Median contract rents in the neighborhood rank in the upper national percentiles and have increased over five years, consistent with broader San Diego metro strength. Neighborhood occupancy is solid and competitive in national terms (top quartile), a positive indicator for cash flow stability.
Vintage and physical plant are relevant: built in 1985, the property is newer than the neighborhood’s average construction year (1977). This positioning typically helps competitiveness versus older stock, though investors should plan for ongoing system updates and select modernization to meet current renter expectations.
Tenure dynamics indicate a high concentration of renter-occupied housing units (upper national percentiles), signaling a deep tenant base and durable demand for multifamily product. Within a 3-mile radius, demographics show steady population with an increase in households and families over the last five years, pointing to smaller household sizes and a gradually expanding renter pool. Forecasts also call for further household growth and rising incomes within 3 miles, which can support occupancy stability and measured rent growth over the medium term, based on CRE market data from WDSuite.
Safety indicators for the neighborhood trend below national medians overall (crime measures sit in lower national percentiles), which warrants conservative underwriting on security and loss assumptions. That said, estimated property offenses have declined sharply year over year, a pace of improvement that tracks in the top quartile nationally, while violent offense measures remain weaker than national averages. These dynamics suggest investors should balance recent progress with prudent risk management.
At the metro scale (San Diego–Chula Vista–Carlsbad; 621 neighborhoods), conditions can vary widely block to block; this area sits closer to the more challenged end of the spectrum on recent safety levels, but the downward trend in property crime is a constructive signal to monitor over subsequent periods, per WDSuite’s CRE market data.
Proximity to regional employers underpins workforce housing demand and commute convenience, led by energy, defense/technology, and life sciences firms such as Sempra Energy, L-3 Telemetry & RF Products, Celgene, and Qualcomm.
- Sempra Energy — energy infrastructure (8.0 miles)
- Sempra Energy — energy infrastructure (8.7 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace electronics (14.7 miles)
- Celgene Corporation — biopharmaceuticals (20.2 miles)
- Qualcomm — telecommunications & semiconductors (20.6 miles) — HQ
531 Moss St offers a 40-unit 1985-vintage multifamily asset positioned in a neighborhood with solid occupancy and strong renter concentration. The property’s vintage is newer than the neighborhood average, which can support competitive positioning versus older stock, while still leaving room for targeted capital planning to modernize systems and finishes. According to CRE market data from WDSuite, neighborhood occupancy trends are in the top quartile nationally, and median rents sit in higher national percentiles—both consistent with resilient demand in the San Diego metro.
Within a 3-mile radius, households and families have been increasing even as household sizes edge down, effectively expanding the renter pool and supporting leasing depth. Elevated home values in the neighborhood context point to a high-cost ownership market, which tends to sustain reliance on multifamily housing and can aid pricing power. Key risks to underwrite include below-median safety indicators and rent-to-income pressures that call for attentive lease management and renewal strategy.
- Solid neighborhood occupancy (top quartile nationally) supports income stability
- 1985 vintage offers relative competitiveness with select value-add potential
- High renter-occupied share indicates a deep tenant base for multifamily
- 3-mile household growth and rising incomes bolster demand durability
- Risks: below-median safety metrics and affordability pressures require prudent operations