| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 535 Moss St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1985 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
535 Moss St, Chula Vista Multifamily Investment
Neighborhood-level metrics point to steady renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. Elevated ownership costs locally support lease retention and pricing discipline for well-managed assets.
The property sits within Chula Vista’s Urban Core, where neighborhood amenities are competitive among San Diego–Chula Vista–Carlsbad metro neighborhoods (ranked 256 out of 621). Grocery access is a relative strength with neighborhood density in the 98th percentile nationally, and childcare options also score high (99th percentile). Restaurant density trends above national norms (82nd percentile), while parks, pharmacies, and cafes are limited within the immediate neighborhood footprint.
Neighborhood occupancy is above the metro median (rank 297 of 621) and has trended upward over the last five years, supporting a baseline for income stability. Renter-occupied share is high at the neighborhood level (98th percentile nationally), indicating a deep tenant base and consistent demand for multifamily units. Median contract rents are above national norms, and rent-to-income data suggest some affordability pressure, which calls for disciplined lease management and amenity positioning.
Within a 3-mile radius, demographic statistics indicate a stable population with a projected increase in households and smaller average household size over the next five years. This combination typically broadens the renter pool and supports occupancy stability. At the same time, neighborhood home values rank high nationally, reinforcing reliance on rental housing and helping sustain demand for professionally managed apartments.
Vintage is a consideration: the asset was built in 1985, newer than the neighborhood’s average construction year (ranked 399 of 621 for vintage), which can provide a competitive edge versus older stock. Nonetheless, investors should plan for modernization of systems and common areas to match current renter expectations and to capture value-add upside.
Safety indicators are mixed when viewed against broader benchmarks. Overall crime levels rank 259 out of 621 metro neighborhoods, and the neighborhood sits below the national average for safety (34th percentile). However, property crime has shown a notable year-over-year improvement, placing the neighborhood in the top quartile nationally for decline in property offense rates. Violent offense levels remain elevated relative to neighborhoods nationwide (around the 6th percentile for safety), so prudent security, lighting, and tenant screening practices remain important risk mitigants.
Proximity to regional employers supports commuter convenience and broadens the renter pool, with a mix of utilities, defense/aerospace, biotech, and technology anchors noted below.
- Sempra Energy — utilities (8.8 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (14.8 miles)
- Celgene Corporation — biotechnology (20.2 miles)
- Qualcomm — telecommunications (20.7 miles) — HQ
- Sysco — foodservice distribution (22.3 miles)
This 1985-vintage, small-scale asset benefits from a neighborhood with above-median occupancy and a high renter-occupied share, underpinning durable leasing fundamentals. Elevated for-sale housing costs in the area reinforce reliance on rentals, while grocery and childcare access compare favorably at the national level. According to commercial real estate analysis from WDSuite, these factors align with steady demand scenarios where disciplined operations can sustain cash flow and selective upgrades can enhance competitiveness versus older stock.
Forward-looking demographics within a 3-mile radius point to an increase in households and smaller household sizes, a pattern that typically expands the renter pool and supports occupancy stability. Investors should balance these strengths against affordability pressure signals and implement measured value-add plans focused on durability, efficiency, and renter retention.
- Above-median neighborhood occupancy and deep renter base support stable tenancy
- High ownership costs locally sustain demand for professionally managed rentals
- 1985 vintage offers value-add potential via targeted modernization versus older stock
- Strong grocery and childcare access enhance daily-living convenience for residents
- Risk: affordability pressures and mixed safety metrics require disciplined leasing and asset management