| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 564 Arizona St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1991 |
| Units | 26 |
| Transaction Date | 2000-09-08 |
| Transaction Price | $2,000,000 |
| Buyer | MARK II LP |
| Seller | ISAAC FAMILY TRUST |
564 Arizona St, Chula Vista CA Multifamily Investment
Stabilized renter demand in the surrounding neighborhood, according to WDSuite’s CRE market data, supports screening this 26-unit asset for long-term hold with disciplined capital planning.
Located in Chula Vista’s Urban Core, the property benefits from neighborhood fundamentals that favor multifamily leasing. Neighborhood occupancy is in the mid‑90s and has edged higher over five years, indicating steady absorption rather than transient lease-up. This is neighborhood-level occupancy, not the property’s performance.
Amenity access is mixed: grocery availability tracks in the top tier nationally while restaurants are also strong, but cafes, parks, and pharmacies are limited in the immediate blocks. For investors, this points to everyday convenience for residents with fewer lifestyle draws within walking distance, which can be offset by short drives to broader retail corridors common in San Diego County.
The housing stock skews older than this 1991 asset (neighborhood average year built 1977), giving the property relative competitiveness versus legacy buildings; however, investors should still plan for aging systems modernization and selective common-area upgrades to meet renter expectations.
Renter concentration is high at the neighborhood level (renter-occupied share among the strongest in the metro’s 621 neighborhoods), signaling a deep tenant base and generally durable multifamily demand. Within a 3‑mile radius, households have grown modestly in recent years and are projected to increase further as average household size trends lower—factors that can expand the renter pool and support occupancy stability.
Ownership costs in the area are elevated relative to incomes (home values rank in a high national percentile and the value‑to‑income ratio sits near the top of U.S. neighborhoods). This high‑cost ownership market tends to reinforce reliance on rental housing, supporting retention and pricing power, though lease management should stay attentive to rent‑to‑income pressures.
Schools in the neighborhood trend below national averages, which may modestly narrow the family‑renter segment; investors targeting workforce housing can still capture demand driven by proximity to jobs across greater San Diego.
Safety trends are mixed at the neighborhood level. Violent‑offense rates benchmark below most U.S. neighborhoods (low national percentile), while property‑offense rates also track below national norms; however, the most recent year shows a notable decline in property offenses, improving at a pace that ranks strongly versus peers. Interpreting these as neighborhood‑scale trends rather than block‑level conditions can help calibrate underwriting assumptions and contingency planning.
Within the San Diego–Chula Vista–Carlsbad metro (621 neighborhoods), the area does not stand out as a top‑quartile safety outlier, but the recent downtrend in property crime suggests directionally improving conditions. Investors should budget for standard security measures and lighting, and monitor trends during hold.
Proximity to established employers helps underpin weekday traffic and renter retention. Nearby anchors include Sempra Energy, L‑3 Telemetry & RF Products, Celgene, and Qualcomm, supporting a diversified employment base within commutable distances.
- Sempra Energy — energy infrastructure offices (8.6 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (14.6 miles)
- Celgene Corporation — biopharma offices (20.1 miles)
- Qualcomm — technology & wireless (20.5 miles) — HQ
Built in 1991, this 26‑unit property is newer than much of the surrounding stock, offering competitive positioning versus older buildings while still warranting targeted modernization for systems and finishes. Neighborhood occupancy remains solid and renter concentration is high, pointing to a broad tenant base and stable leasing. Elevated ownership costs relative to incomes in the area reinforce reliance on rentals, though the rent‑to‑income backdrop argues for disciplined renewals and value engineering. According to CRE market data from WDSuite, the immediate neighborhood’s amenity mix is anchored by strong grocery and restaurant access, with fewer parks and cafes, which suggests demand driven more by practicality and commute access than lifestyle clustering.
Within a 3‑mile radius, recent household growth and a projected increase in households alongside smaller average household sizes indicate a larger renter pool over time—supportive for occupancy and retention. Balancing this, neighborhood‑scale safety metrics benchmark below national averages despite a recent improvement trend in property offenses. The net of these drivers favors a steady, operations‑focused hold with selective value‑add to capture rent and retention without overextending affordability.
- Newer 1991 vintage versus local stock, with modernization upside for systems/common areas
- High renter-occupied share and solid neighborhood occupancy support demand depth
- Elevated ownership costs sustain rental reliance and potential pricing power
- Risks: affordability pressure (rent-to-income), below-average safety benchmarks, and limited nearby parks/cafes