| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 580 L St, Chula Vista, CA, 91911, US |
| Region / Metro | Chula Vista |
| Year of Construction | 2000 |
| Units | 68 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
580 L St, Chula Vista Multifamily Investment
Neighborhood fundamentals point to steady renter demand with high renter-occupied share and stable occupancy, according to WDSuite’s CRE market data. The property’s South Bay location offers access to jobs across San Diego while benefiting from a strong local services base.
The surrounding neighborhood trends favor multifamily demand: renter-occupied housing comprises a large share of units (measured at the neighborhood level), and occupancy in the area has held firm, landing above the metro median among 621 San Diego–area neighborhoods based on WDSuite’s data. For investors, that backdrop supports leasing stability and reduces exposure to prolonged vacancy during turns.
Daily-needs access is a relative strength. Grocery store density ranks among the top quartile nationally, and childcare options are likewise very dense (both measured at the neighborhood level), which can aid retention for family households. Restaurant density is competitive nationally, though the immediate area has fewer cafes, pharmacies, and parks, which may temper lifestyle appeal compared with amenity-rich cores.
Within a 3-mile radius, demographics indicate a larger tenant base with households increasing in recent years and projected to grow further even as average household size trends lower. That combination typically expands the renter pool and supports occupancy stability. Median and mean household incomes have risen meaningfully within the radius, which can underpin rent collections and renewal probability, though it remains important to calibrate pricing to local rent-to-income dynamics.
The asset’s 2000 construction is newer than the neighborhood’s older housing stock (average vintage measured at the neighborhood level). That positioning can be competitive against 1970s-era properties, while still warranting capital planning for systems nearing mid-life and selective modernization to meet current renter expectations derived from multifamily property research.
Safety trends are mixed. Neighborhood violent and property offense rates benchmark below many U.S. neighborhoods (lower national percentiles indicate higher reported crime), but recent data also show a sizable year-over-year decline in property offenses, placing the neighborhood in a stronger improvement tier nationally. Compared with the San Diego metro’s 621 neighborhoods, the area sits around the middle of the pack, suggesting risk management and lighting/security upgrades should remain part of underwriting while acknowledging improving momentum.
Proximity to regional employers supports a broad renter base and commute convenience, particularly to energy, defense, biopharma, and technology nodes listed below.
- Sempra Energy — energy infrastructure (7.8 miles)
- Sempra Energy — energy infrastructure (8.5 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace offices (14.5 miles)
- Celgene Corporation — biopharma (20.0 miles)
- Qualcomm — semiconductors & wireless (20.4 miles) — HQ
580 L St offers scale at 68 units with neighborhood-level occupancy above the metro median and a high concentration of renter-occupied housing, supporting demand depth. Elevated home values in the neighborhood relative to national norms reinforce reliance on rental housing, which can aid renewal rates and pricing power when paired with thoughtful lease management. According to CRE market data from WDSuite, daily-needs access is a strength (notably groceries and childcare), adding to retention potential.
Built in 2000, the asset is newer than much of the surrounding stock, offering competitive positioning versus older properties while still warranting mid-life system updates and selective renovations for additional yield. Within a 3-mile radius, households are expanding and incomes have been trending higher, pointing to a larger and more capable tenant base; however, underwriting should account for localized affordability pressure and neighborhood safety benchmarks that track weaker than many U.S. areas even as property offenses have improved year over year.
- Occupancy above metro median and high renter-occupied share support leasing stability.
- High grocery and childcare access bolsters day-to-day livability and resident retention.
- 2000 vintage provides competitive edge versus older stock with value-add potential via modernization.
- Within 3 miles, growing household counts and rising incomes expand the tenant base.
- Risks: localized affordability pressure and mid-pack safety metrics require prudent underwriting and active asset management.