| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 36th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 570 D St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2012-12-15 |
| Transaction Price | $500,000 |
| Buyer | BALDWIN MARK R |
| Seller | WINN WILLIAM J |
570 D St, Chula Vista 22-Unit Multifamily
Neighborhood-level data point to a deep renter base and steady leasing potential, according to WDSuite’s CRE market data, with renter concentration supporting demand resilience relative to ownership alternatives.
Located in Chula Vista’s Urban Core, the property is surrounded by neighborhood amenities that matter for renters: strong grocery access (ranked among the top locations in the metro out of 621 neighborhoods) and a dense restaurant mix. Parks are also well represented, supporting day-to-day livability. Cafés and pharmacies are thinner locally, so residents rely more on grocery and restaurant offerings for convenience.
At the neighborhood level, renter-occupied housing comprises a high share of units, indicating a sizable tenant pool and supportive depth for multifamily leasing. While neighborhood occupancy rates trail national norms, sustained renter concentration helps stabilize absorption and reduces volatility during slower periods. Median contract rents sit in the upper tier nationally, and the rent-to-income profile signals some affordability pressure, which calls for disciplined lease management and amenity positioning.
Ownership remains a high-cost option here, with home values elevated versus national benchmarks; this typically sustains reliance on rental housing and supports pricing power when operations are well executed. Compared with metro peers, the local housing stock skews somewhat older, but the subject’s 1985 vintage positions it newer than the area average, offering competitive footing versus nearby inventory while still leaving room for targeted modernization.
Within a 3-mile radius, recent years show modest population softness but growth in households and families alongside smaller average household sizes—dynamics that often expand the renter pool. Forward-looking projections indicate increases in households through the forecast period, which can support occupancy stability and incremental rent growth when paired with thoughtful operations and ongoing commercial real estate analysis.
Safety indicators are mixed. The neighborhood’s overall crime positioning sits around the metro median when compared with 621 San Diego–Chula Vista–Carlsbad neighborhoods, and its national standing trends below average (lower percentiles indicate relatively higher crime exposure).
Notably, property offenses have declined year over year at a pace that outperforms many areas nationally, which is a constructive trend for investor underwriting even as violent and property crime levels remain elevated versus national percentiles. Investors typically account for these dynamics through security measures, marketing focus, and insurance assumptions rather than assuming swift structural change.
Proximity to regional employers underpins renter demand and commute convenience, with energy, telecom, biotech, food distribution, and defense/aerospace employers within a 20-mile band.
- Sempra Energy — energy infrastructure (6.6 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (12.5 miles)
- Celgene Corporation — biotechnology (17.9 miles)
- Qualcomm — telecommunications (18.4 miles) — HQ
- Sysco — food distribution (20.3 miles)
Built in 1985 with 22 units averaging roughly 869 square feet, the asset sits newer than the neighborhood’s average vintage and can compete well against older local stock while offering selective value-add via interior updates and system modernization. A high share of renter-occupied units at the neighborhood level supports depth of demand, while elevated ownership costs in San Diego County help sustain reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood occupancy trails national norms, so lease management and resident retention programs are central to performance.
Within a 3-mile radius, household counts have grown even as population edged lower, and forecasts point to continued increases in households and incomes alongside smaller household sizes—trends that typically expand the renter pool and support occupancy stability. Neighborhood NOI-per-unit benchmarks lag national peers, suggesting conservative underwriting on expenses and rent trade-outs, but proximity to large employment nodes and strong daily-needs amenities provide offsetting fundamentals.
- Renter-heavy neighborhood supports consistent tenant demand and absorption
- 1985 vintage offers competitive positioning vs. older local stock with targeted value-add potential
- High-cost ownership market tends to reinforce multifamily reliance and pricing power
- 3-mile outlook shows more households and rising incomes, aiding occupancy stability
- Risks: below-average national safety percentiles and softer neighborhood occupancy require disciplined leasing, security, and expense control