| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 35th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 636 F St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2001-12-14 |
| Transaction Price | $2,350,000 |
| Buyer | COVARRUBIAS SALVADOR |
| Seller | THOMAS JAMES S |
636 F St, Chula Vista Multifamily Investment
Renter-occupied housing is the dominant tenure in the neighborhood, supporting a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data. Amenity access and improving occupancy trends point to durable renter demand at the submarket level.
The property sits in Chula Vista’s urban core with strong daily convenience: restaurant and cafe density ranks 10th out of 621 metro neighborhoods and sits in the 99th percentile nationally, while grocery and pharmacy access both track in the upper percentiles. This concentration of amenities supports renter retention and reduces friction for workforce households.
Neighborhood-level occupancy is near the metro middle but has trended upward over the past five years, which supports income stability for multifamily assets. Average NOI per unit ranks 95th out of 621 locally and falls in the top quartile nationally, indicating competitive in-place income characteristics among San Diego-Chula Vista-Carlsbad neighborhoods.
Unit tenure skews renter-occupied (neighborhood-level share), which broadens the prospective tenant pool and typically supports absorption for assets around 636 F St. Within a 3-mile radius, household counts have grown modestly and are projected to expand further, suggesting a larger tenant base ahead even as average household size trends lower—an investor-relevant dynamic for sustained leasing.
Ownership costs in the area are elevated relative to incomes on a national basis, while rent-to-income levels indicate some affordability pressure. For multifamily operators, this mix often supports demand resilience but calls for attentive lease management and renewal strategies to protect retention.
Safety indicators are below national averages for comparable neighborhoods, based on CRE market data from WDSuite. Recent year-over-year readings show declines in both violent and property offense rates, a constructive trend that investors can monitor alongside management practices such as lighting, access controls, and resident engagement.
In short, the area is not among the top quartile nationally for safety today, but the improving direction is notable. Contextualizing property operations with neighborhood-level trends—rather than block-level assumptions—provides a more reliable baseline for underwriting and on-site risk mitigation.
Proximity to regional employers in energy, defense/aerospace, biotech, and telecommunications underpins renter demand and commute convenience for a broad workforce tenant base.
- Sempra Energy — energy infrastructure (6.3 miles)
- Sempra Energy — energy infrastructure (7.0 miles) — HQ
- L-3 Telemetry & RF Products — defense & aerospace (13.0 miles)
- Celgene Corporation — biotech (18.4 miles)
- Qualcomm — telecommunications & semiconductors (18.9 miles) — HQ
636 F St offers investors exposure to an amenity-rich urban location with a deep renter pool and improving neighborhood occupancy. Restaurant, cafe, and daily-needs access rank competitively in the metro and sit in high national percentiles, supporting leasing velocity and retention. Within a 3-mile radius, forecasts indicate growth in households and incomes alongside smaller average household sizes—factors that can expand the renter base and support occupancy stability. According to CRE market data from WDSuite, neighborhood NOI per unit is competitive both locally and nationally, reinforcing the income profile relative to comparable San Diego assets.
Balanced underwriting should account for affordability pressure (elevated rent-to-income levels) and safety metrics that trail national norms, even as offense rates trend lower year over year. These dynamics favor hands-on operations—renewal management, resident experience, and targeted CapEx—to sustain pricing power while supporting retention.
- Amenity-rich urban core with top-tier restaurant and cafe density supporting renter retention.
- Deep renter-occupied housing base at the neighborhood level, reinforcing demand depth for multifamily.
- Household and income growth within 3 miles point to a larger tenant base and leasing stability.
- Competitive neighborhood NOI per unit versus metro peers, per WDSuite data.
- Risks: affordability pressures and below-average safety metrics warrant active renewal and on-site management.