| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 550 Moss St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1985 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | $4,700,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
550 Moss St, Chula Vista Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. A 1985, 100-unit asset here offers durable leasing fundamentals with measured value-add potential.
This Urban Core neighborhood shows stable renter demand with neighborhood occupancy around the mid-90s and an upward five‑year trend, per WDSuite. The renter-occupied share is high for the metro, indicating a deep tenant base that can support leasing continuity for a 100‑unit community. Median asking rents in the neighborhood sit in the upper tier for the region (above many U.S. neighborhoods), which suggests pricing power but also calls for attentive lease management.
Local amenities are mixed. Grocery access is a relative strength (competitive at the metro level and strong nationally), while parks, pharmacies, and cafes are limited in the immediate area. School ratings trend below metro averages, which may shape the resident profile toward workforce households and value-conscious renters rather than families prioritizing top-rated schools.
Within a 3‑mile radius, demographics point to a broadly stable population with a modest increase in households and smaller average household sizes. That combination typically expands the renter pool and supports occupancy stability for professionally managed multifamily assets. Household incomes have risen meaningfully in recent years, helping to absorb rent growth and sustain collections, though rent-to-income levels warrant routine monitoring for retention risk.
The property’s 1985 vintage is newer than the neighborhood’s typical construction year. That positioning can be competitive versus older stock, while still offering scope for targeted renovations and systems upgrades to enhance NOI and maintain relevance versus newer deliveries.
Safety metrics are mixed when viewed against the San Diego–Chula Vista–Carlsbad metro’s 621 neighborhoods. Overall crime sits below the national middle, and violent offense indicators compare unfavorably to many neighborhoods nationwide. At the same time, property offense rates have improved sharply over the past year, placing that improvement trend among the better performers metro‑wide and nationally, according to WDSuite.
For underwriting, investors may assume conservative operating practices, emphasize lighting and access control, and align marketing toward residents prioritizing commute convenience and value. Monitor trends rather than single-period readings, as recent year-over-year improvement in property offenses contrasts with softer violent-offense comparisons.
Proximity to regional employers underpins workforce housing demand and supports leasing durability. Notable nearby employment nodes include energy utilities, defense & aerospace, biotech, and telecommunications—each contributing to a diversified renter base within practical commute range.
- Sempra Energy — energy utilities (7.9 miles)
- Sempra Energy — energy utilities (8.7 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (14.7 miles)
- Celgene Corporation — biotech (20.1 miles)
- Qualcomm — semiconductors & wireless (20.6 miles) — HQ
550 Moss St is a 100‑unit, 1985‑built multifamily asset positioned in a neighborhood with steady renter demand and metro-competitive grocery access. Neighborhood occupancy is in the mid‑90s with a positive five‑year trend, while a high-cost ownership landscape (elevated home values and value‑to‑income ratios) tends to reinforce reliance on rental housing. Within a 3‑mile radius, household counts are rising as average household size declines—conditions that typically broaden the renter base and support stabilized occupancy, based on CRE market data from WDSuite.
The vintage offers a balance of competitive positioning versus older stock and clear value‑add pathways via interior updates and modernization of building systems. Key watch items include below-average school ratings, safety metrics that compare less favorably nationally despite recent improvement in property offenses, and affordability pressure that calls for thoughtful rent growth and renewal strategies.
- Neighborhood occupancy near mid‑90s with five‑year improvement supports leasing stability
- High-cost ownership market sustains renter reliance and pricing power
- 1985 vintage enables value‑add through targeted renovations and systems upgrades
- Diversified nearby employers (energy, defense, biotech, telecom) bolster workforce demand
- Risks: safety metrics below national averages in places, lower school ratings, and affordability pressure requiring careful rent management