| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 54th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 855 Regulo Pl, Chula Vista, CA, 91910, US |
| Region / Metro | Chula Vista |
| Year of Construction | 1991 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
855 Regulo Pl Chula Vista Multifamily Investment
Neighborhood occupancy is strong and supported by a high-cost ownership market, according to WDSuite's CRE market data, pointing to durable renter demand for stabilized income.
The property sits in an Inner Suburb pocket of the San Diego–Chula Vista–Carlsbad metro that ranks in the top quartile among 621 metro neighborhoods (A- neighborhood rating), indicating competitive livability for renters and long-term leasing stability. Neighborhood occupancy is elevated, with recent improvement over the past five years, reinforcing income consistency at the asset level.
Daily convenience is a clear strength: the neighborhood scores in the top quartile nationally for access to groceries and parks, and it is among the strongest nationally for cafes and childcare. One notable service gap is pharmacy access, which may modestly affect errands-by-foot but does not materially detract from overall amenity depth.
Tenure patterns show a meaningful renter base, with roughly half of housing units renter-occupied, which broadens the pool of prospective tenants and supports steady absorption. Elevated home values at the neighborhood level signal a high-cost ownership market, which typically sustains rental demand and can aid lease retention and pricing discipline over time. The rent-to-income profile indicates manageable affordability pressure, a positive for renewal strategies.
Demographic statistics aggregated within a 3-mile radius show population and household growth over the last five years, with further increases forecast. A slight trend toward smaller household sizes suggests incremental demand for multifamily units, particularly larger floorplans that can accommodate families or roommates, which aligns with the asset's larger-than-typical unit sizes. These dynamics, based on commercial real estate analysis from WDSuite, underpin a broader tenant base and support occupancy stability going forward.
Safety conditions should be evaluated with a comparative lens. Within the San Diego metro, the neighborhood's crime ranking is closer to higher-crime areas (95 out of 621), placing it below the metro median. Nationally, the area trends below the median for safety; however, recent data shows meaningful year-over-year declines in both property and violent offenses, indicating an improving trajectory. Investors should weigh this improvement against current levels when planning security measures and underwriting retention.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in energy infrastructure, defense manufacturing, food distribution, biotechnology, and telecommunications.
- Sempra Energy — energy infrastructure (9.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace products (14.6 miles)
- Sysco — food distribution (20.6 miles)
- Celgene Corporation — biotechnology (20.6 miles)
- Qualcomm — telecommunications (20.8 miles) — HQ
855 Regulo Pl is a 60-unit 1991-vintage asset positioned in a top-quartile San Diego metro neighborhood where renter demand is reinforced by high ownership costs and solid amenity depth. Neighborhood occupancy remains high and has strengthened in recent years, supporting income durability. The property's vintage is slightly older than the local average construction year, creating potential value-add opportunities via targeted renovations and systems upgrades to enhance competitive positioning and rent potential.
Within a 3-mile radius, population and household counts have increased and are projected to continue rising, expanding the tenant base and supporting lease-up and renewal velocity. Elevated home values and a moderate rent-to-income profile point to sustained rental reliance with prudent pricing power, while proximity to major employers broadens the pool of qualified renters. These dynamics, based on commercial real estate analysis from WDSuite, indicate stable fundamentals with room for operational upside.
- Established Inner Suburb location with top-quartile metro standing and strong neighborhood occupancy
- High-cost ownership market sustains renter demand and supports renewal stability
- 1991 vintage offers value-add potential through targeted renovations and modernization
- 3-mile population and household growth enlarges the tenant base and supports leasing
- Risk: Safety metrics trail metro and national medians despite recent improvement; plan for security and underwriting cushions