| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 35th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 670 F St, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1990 |
| Units | 77 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
670 F St, Chula Vista Multifamily Investment
Neighborhood indicators point to durable renter demand and strong amenity access, according to WDSuite’s CRE market data, with trends that historically support occupancy stability at the area level rather than the property specifically.
Set in Chula Vista’s Urban Core, the property benefits from a highly amenitized micro-location. The neighborhood ranks 58th of 621 metro neighborhoods for overall amenity access—competitive among San Diego-Chula Vista-Carlsbad neighborhoods—with dense restaurant and café clusters (both ranked 10th of 621), plus strong grocery and park access by national comparison. These dynamics typically support leasing velocity and day-to-day convenience for residents.
The asset’s 1990 construction is newer than the neighborhood’s average vintage (1973). For investors, this positioning generally provides a relative edge versus older stock while still warranting targeted modernization and systems updates to support rent positioning and operational reliability.
At the neighborhood level, renter-occupied housing is prevalent (renter concentration scores among the highest nationally), signaling a deep tenant base for multifamily. Within a 3-mile radius, demographics show a large household base with modest recent population softness but projections for population and household growth over the next five years. That outlook suggests a larger tenant pool and supports occupancy stability, even as household sizes trend smaller.
Area-level rent and income trends indicate an accessible entry point relative to coastal California benchmarks, with national-percentile home values that are not at the region’s top tier. For multifamily owners, a high-cost ownership context in the broader metro can reinforce reliance on rental options, while local rent-to-income readings point to affordability pressure that may require disciplined lease management and measured renewal strategies.
School ratings in the immediate neighborhood are below national averages, which can weigh on family-oriented demand segments, yet the urban amenity set, transit connectivity, and employment access help maintain a steady renter pipeline. According to CRE market data from WDSuite, neighborhood occupancy has trended upward over the last five years, underscoring stability at the area level.
Safety metrics for the neighborhood are below national averages, indicating a higher incidence of reported crime than many U.S. neighborhoods. Relative to the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime rank places it on the less safe side of the spectrum (ranked 181st out of 621), rather than among top-performing areas.
That said, recent trend data points to improvement: both violent and property offense rates have declined over the past year, with the pace of reduction placing the area above many peers nationally for year-over-year improvement. Investors should account for these dynamics when underwriting—balancing current conditions with the directional trend and the submarket’s broader amenity and employment access.
The submarket draws from a diversified employment base that supports renter demand through commute convenience to energy, life sciences, aerospace/defense, and technology employers listed below.
- Sempra Energy — energy & utilities offices (6.3 miles)
- Sempra Energy — energy & utilities offices (7.0 miles) — HQ
- L-3 Telemetry & RF Products — aerospace & defense (13.1 miles)
- Celgene Corporation — life sciences (18.5 miles)
- Qualcomm — technology & R&D (19.0 miles) — HQ
This 77-unit, 1990-vintage asset offers relative competitiveness versus older neighborhood stock and benefits from dense amenity coverage that supports leasing and retention. Based on CRE market data from WDSuite, the immediate neighborhood shows a high share of renter-occupied units and an upward trend in occupancy over five years—both favorable for income durability. Within a 3-mile radius, projections point to growth in households and incomes, indicating a larger tenant base and support for rent levels, while still warranting prudent affordability and renewal management.
Key considerations include below-average school ratings and safety metrics that trail national benchmarks, though recent crime-rate declines and strong access to major employers and services help balance risk. Targeted renovations and system upgrades typical for a 1990 build can position the property competitively against older alternatives while managing operating costs.
- Newer 1990 vintage relative to local stock, with value-add potential via targeted modernization
- High neighborhood renter concentration and rising area-level occupancy support demand depth
- Dense restaurants, cafés, and grocery access bolster leasing velocity and livability
- 3-mile outlook shows household and income growth, expanding the tenant base
- Risks: below-average safety and school ratings; manage with underwriting, security, and renewal strategy