441 Tremont St · Chula Vista, CA 91911

$1,900,000

14 bd · 7.0 ba · 6,389 sqft · MultiFamily · 14 Days on market

Fair condition 10,553 sqft lot Est $1802k · 5% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.9/30.0
• ARV discount +5.0/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

441 Tremont Street is ideally located in south Chula Vista. The seven unit complex is comprised of large (900+/- square feet) two-bedroom one-bath units. The building was built in 1980 on concrete slab; the two story building is wood frame with stucco exterior. The roof is pitched with Spanish style concrete tile. There is laundry on-site. The two story building has two separate concrete step on steel stringers and concrete landings towards the front and rear of the property. There is ample parking at the rear of the property that can be accessed through an alley as well as street parking within the cul-de-sac.

Key facts

• Renovated units
• Multifamily property
• Convenient access

Tags

• MULTIFAMILY PROPERTY
• CHULA VISTA SUBMARKET
• OTAY TOWN NEIGHBORHOOD
• CONVENIENT ACCESS
• RENOVATED UNITS
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 7 × 2-bed/1.0-bath units multifamily listed at $1.90M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive. Per door: $78/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.73M (8.9% below list).
• Recommended offer: $1.73M (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Chula Vista — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#127 in CA, #4,345 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Sweetwater Union High (suburban): math 36% / reading 52% proficiency, ranked #187 of 517 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery (John J.) Elementary (315 students, 90% FRL); Castle Park Middle (math 26% / reading 27%, grade F, #252 of 498 statewide, top 51%, 724 students, 80% FRL); Castle Park Senior High (math 30% / reading 56%, grade F, #460 of 1,170 statewide, top 40%, 1,433 students, 81% FRL) — zoned schools average 84% FRL vs 53% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.6%/yr); 162 active listings in the ZIP; solid renter incomes; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• At $17,313/mo this rent would consume 252% of the median local household income ($82k/yr) (locally 3751% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.34M; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,731,300 (8.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,801,698
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Tremont St	0.00mi	14/7.0	6,389 (0%)	1mo	$1,800,000	$282	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-323,532
• Equity at exit: $283,296

10-year hold

• IRR: -17.0%
• Equity multiple: 0.19×
• Total profit: $-431,902
• Equity at exit: $164,277

Cash invested: $532,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91911

• Rents YoY: -2.6%
• Active inventory: 162
• Price-to-rent: 64.0×

Monthly cashflow live

• Estimated rent: $17,313 high
• Mortgage (P&I): −$9,964
• Tax est. 1.5%: −$2,375 /mo · $28,500/yr
• Insurance: −$792
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,636
• Net cashflow: $547

Break-even live

Break-even rent $16,621

Max offer price $1,900,000

Occupancy floor 92%

Sensitivity live

Price	-10% $1,860	-5% $1,203	+0% $547	+5% $-110	+10% $-766
Rent	-10% $-821	-5% $-137	+0% $547	+5% $1,231	+10% $1,915
Rate	-1.0pp $1,504	-0.5pp $1,030	base $547	+0.5pp $54	+1.0pp $-446

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	2	1	$17,311
Total (7 units)			$17,313

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-06
   status Pending
2. 2026-03-23
   listed $1,900,000 Active
3. 2026-02-19
   status Active
4. 2026-02-04
   status Pending
5. 2026-02-04
   historical
6. 2025-11-19
   listed $2,000,000 Active
7. 2021-04-02
   soldstatus $1,340,000 618-char remark

   Show marketing remark (618 chars)

   441 Tremont Street is ideally located in south Chula Vista. The seven unit complex is comprised of large (900+/- square feet) two-bedroom one-bath units. The building was built in 1980 on concrete slab; the two story building is wood frame with stucco exterior. The roof is pitched with Spanish style concrete tile. There is laundry on-site. The two story building has two separate concrete step on steel stringers and concrete landings towards the front and rear of the property. There is ample parking at the rear of the property that can be accessed through an alley as well as street parking within the cul-de-sac.

8. 2020-10-27
   listed $1,505,000 618-char remark

   Show marketing remark (618 chars)

   441 Tremont Street is ideally located in south Chula Vista. The seven unit complex is comprised of large (900+/- square feet) two-bedroom one-bath units. The building was built in 1980 on concrete slab; the two story building is wood frame with stucco exterior. The roof is pitched with Spanish style concrete tile. There is laundry on-site. The two story building has two separate concrete step on steel stringers and concrete landings towards the front and rear of the property. There is ample parking at the rear of the property that can be accessed through an alley as well as street parking within the cul-de-sac.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $207,756
• − Mortgage interest: −$106,430
• − Property taxes: −$28,500
• − Insurance: −$9,500
• − Repairs & maintenance: −$16,620
• − Management: −$16,620
• − Depreciation: −$55,273
• Taxable loss: −$25,187
• Est. tax savings @ 24.0%: +$6,045
• After-tax cash flow: $12,606/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

A moderate rehab project is needed to improve the home's curb appeal and interior condition, enhancing its resale and rental value.

Repairs flagged

• Minor stucco siding — slight discoloration
• Minor concrete steps — wear on treads
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Both paint exterior walls — enhances curb appeal and value
• Both replace worn flooring — improves living experience and value
• Both update kitchen cabinets — modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
stucco siding · slight discoloration	Minor	$500–3,000
concrete steps · wear on treads	Minor	$500–3,000
kitchen cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior walls — enhances curb appeal and value ↑
• Both replace worn flooring — improves living experience and value ↑
• Both update kitchen cabinets — modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sweetwater Union High
• NCES district ID: 0638640
• Math proficiency: 36% ▲ 3.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $59,051
• Composite: 38.61/100
• National rank: #4158
• State rank: #187 of 517 in CA

Livability — Chula Vista

• Score: 75/100
• State rank: #127
• US rank: #4345

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment A+ Housing B+ Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chula Vista, CA
• County: San Diego County · 3,178,799 people
• City population: 255,708
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 85,542
• Household income: $82,350
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 3751.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 34% White 12% Asian 7% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, Dominican Republic
• Languages at home: 35% English-only · Spanish 59% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -669.25%
• Current HPI: 413.8287
• Rent YoY: ▼ -2.56%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+26.2% since first listed

8 events — show timeline

• 2026-04-06 Pending — SDMLS
• 2026-03-23 Listed $1,900,000 SDMLS
• 2026-02-19 Relisted — SDMLS
• 2026-02-04 Pending — SDMLS
• 2026-02-04 Listing Removed — SDMLS
• 2025-11-19 Listed $2,000,000 SDMLS
• 2021-04-02 Sold (MLS) $1,340,000 SDMLS
• 2020-10-27 Listed $1,505,000 SDMLS