| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 54th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 835 Regulo Pl, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1991 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
835 Regulo Pl, Chula Vista Multifamily Investment
Neighborhood occupancy has remained high and resilient, supporting stable cash flow potential for a 72-unit asset, according to WDSuite’s CRE market data. These are neighborhood-level indicators, not property performance, and point to steady renter demand in this inner suburb location.
The property sits in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro rated A- and ranking 101st of 621 neighborhoods — competitive among metro peers and within the top quartile locally. Amenity access is a strength: cafés and parks benchmark in high national percentiles, with grocery options also above typical U.S. levels, which helps with resident satisfaction and retention.
Renter concentration is roughly half of occupied housing units at the neighborhood level, indicating a meaningful tenant base for multifamily while still drawing from nearby ownership households for move-down or transition renters. Median contract rents in the neighborhood are elevated versus national norms, yet rent-to-income metrics suggest manageable affordability pressure relative to higher-cost coastal markets — a dynamic that can support pricing power with prudent lease management.
Within a 3-mile radius, demographics show recent double‑digit growth in population and households, with further increases projected over the next five years. A larger number of higher-income households and a modest decrease in average household size point to a widening renter pool that can support occupancy stability and absorption for well-positioned product.
The building’s 1991 vintage is slightly older than the neighborhood’s average construction year. For investors, this tilts the story toward selective capital planning and value‑add opportunities (interiors, common areas, or systems modernization) to remain competitive against newer stock while capturing premium demand driven by local amenities and income growth.
Safety indicators for the neighborhood trend below the national median and are weaker than many San Diego metro peers (ranked closer to the lower end among 621 neighborhoods). That said, recent year-over-year data shows improvement, with declines in both property and violent incident rates, suggesting a constructive direction of travel. Investors should underwrite appropriate on-site security, lighting, and access controls and monitor continued trend improvement.
Proximity to regional employers supports commute convenience and broad renter demand, led by energy infrastructure, defense & aerospace, food distribution, biotech, and technology headquarters within a 10–21 mile radius.
- Sempra Energy — energy infrastructure (9.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (14.5 miles)
- Sysco — food distribution (20.5 miles)
- Celgene Corporation — biotechnology (20.5 miles)
- Qualcomm — telecommunications & semiconductors (20.7 miles) — HQ
835 Regulo Pl offers scale at 72 units with larger average floor plans, positioned in an Inner Suburb that ranks in the top quartile among 621 metro neighborhoods for overall quality. According to CRE market data from WDSuite, neighborhood occupancy remains strong, amenity access is a differentiator, and ownership costs in surrounding areas are elevated — factors that help sustain multifamily demand and support lease retention.
The 1991 vintage suggests a targeted value‑add plan could enhance competitiveness versus slightly newer neighborhood stock, while demographic trends within a 3‑mile radius — recent and projected increases in population and households alongside rising incomes — point to a growing tenant base. Underwriting should account for neighborhood safety considerations and basic operational measures, as well as thoughtful affordability management given higher regional rent levels.
- High neighborhood occupancy and strong amenity access support leasing stability
- Larger average unit sizes offer appeal for family and roommate demand
- 1991 vintage enables a focused value‑add program to lift rents and retention
- High-cost ownership market reinforces renter reliance on multifamily housing
- Risk: below‑median safety metrics warrant security measures and ongoing monitoring