| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 35th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 54 Woodlawn Ave, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1991 |
| Units | 37 |
| Transaction Date | 1994-01-13 |
| Transaction Price | $1,925,000 |
| Buyer | WOODLAWN APARTMENT HOMES L P |
| Seller | MOOERS JACK |
54 Woodlawn Ave Chula Vista Multifamily Investment
Neighborhood occupancy is elevated and renter demand is deep, according to WDSuite’s CRE market data, supporting stable performance for a 1991-vintage, 37-unit asset near core San Diego job centers.
Located in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro (neighborhood rating: C), the area posts a high neighborhood occupancy rate and meaningful renter concentration. At 97.2% occupancy, the neighborhood ranks 198 out of 621 — competitive among San Diego–Chula Vista–Carlsbad neighborhoods — and sits in the top quartile nationally. A high share of housing units are renter-occupied (ranked 32 of 621), indicating a large tenant base that can support leasing velocity and renewals for multifamily.
Livability factors are mixed but supportive for workforce housing. Grocery access and parks are strengths (both around the low 90s national percentiles), and restaurant density is also strong; by contrast, cafes and pharmacies are sparse within the neighborhood. Median contract rents benchmark above most U.S. neighborhoods (about the mid-80s percentile), aligning with San Diego’s high-demand coastal dynamics. The 1991 construction year is newer than the neighborhood’s average 1984 stock, which can be competitively positioned versus older assets while still benefitting from targeted modernization of finishes and building systems.
Within a 3-mile radius, demographics show a nuanced demand picture. Over the last five years, population ticked down modestly while household counts rose roughly 3%, implying smaller household sizes and ongoing formation that supports a larger tenant base. Looking ahead to 2028, forecasts point to population growth and a substantial increase in households, which would add depth to the renter pool and support occupancy stability. The area’s renter-occupied housing share near two-thirds within this radius further reinforces demand for multifamily.
Ownership remains a high-cost option in this neighborhood (home values test in the low-80s national percentile), which tends to sustain reliance on rental housing and can bolster pricing power. At the same time, rent-to-income levels indicate some affordability pressure, suggesting investors should emphasize renewal strategies and amenity-value calibration to support retention. These dynamics, based on CRE market data from WDSuite, frame a market where durable renter demand and careful lease management can work in tandem.
Safety indicators are mixed and should be evaluated with care. Compared with neighborhoods nationwide, overall crime levels index below average safety (around the low-30s percentile nationally). Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood’s crime rank is 288 out of 621, placing it near the metro midpoint rather than among the best-performing areas.
Recent trends are directionally constructive: estimated property offenses declined by about 26.8% year over year (a stronger improvement relative to many U.S. neighborhoods), and estimated violent offenses dipped roughly 4.7% over the same period. While these improvements are notable, investors should still underwrite prudent security measures and assess block-level conditions during on-site diligence.
Proximity to major regional employers supports renter demand through commute convenience, with a mix of energy, aerospace, life sciences, semiconductors, and food distribution represented nearby: Sempra Energy, L-3 Telemetry & RF Products, Celgene Corporation, Qualcomm, and Sysco.
- Sempra Energy — energy infrastructure (6.3 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (12.4 miles)
- Celgene Corporation — biotechnology (17.8 miles)
- Qualcomm — semiconductors (18.2 miles) — HQ
- Sysco — food distribution (20.3 miles)
This 37-unit, 1991-vintage property benefits from a deep renter base and strong neighborhood occupancy, with positioning aided by proximity to employment nodes across greater San Diego. The asset’s vintage is newer than the neighborhood average, suggesting competitive standing versus older stock while leaving room for selective renovations to enhance rentability and retention. According to CRE market data from WDSuite, neighborhood occupancy sits in the top quartile nationally and renter-occupied share is among the highest in the metro, reinforcing demand durability.
Market context supports a long-term hold thesis centered on stable leasing and measured value-add. High-cost ownership conditions tend to sustain reliance on multifamily, while household growth within a 3-mile radius — both recent and forecast — points to a larger tenant base over time. Balanced against these strengths are affordability pressures and mixed safety standings, which call for disciplined expense planning, targeted amenity upgrades, and active resident engagement.
- High neighborhood occupancy and deep renter pool support leasing stability
- 1991 vintage offers competitive positioning with selective value-add potential
- Proximity to major employers underpins demand and renewal prospects
- High-cost ownership market can reinforce pricing power for rentals
- Risks: affordability pressure and mid-pack safety metrics warrant prudent underwriting