| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 26th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1038 S Sunshine Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | $1,664,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1038 S Sunshine Ave El Cajon Investment Snapshot
Neighborhood occupancy has been exceptionally tight, supporting durable renter demand and pricing power for well-run assets, according to WDSuite’s CRE market data. Investors should focus on operational execution and value-add planning rather than lease-up risk.
Located in El Cajon within the San Diego metro, the neighborhood is rated B- and ranks 359 out of 621 metro neighborhoods, placing it around the metro middle. Occupancy in the neighborhood is at the high end of the market and has strengthened in recent years, supporting income stability for nearby multifamily assets. The share of housing units that are renter-occupied is elevated (ranked 84 out of 621), indicating a deep tenant base and steady demand for rentals.
The property’s 1974 vintage is older than the neighborhood’s average construction year (1980). For investors, that typically points to capitalization planning and potential value-add through unit and systems modernization, with competitive positioning versus newer stock driven by execution and amenity upgrades.
Daily-needs access is a relative strength: grocery and pharmacy density score near the top of national comparisons, reinforcing convenience for residents and lease retention. Restaurant options are competitive among metro peers, while parks and cafes are limited within the immediate neighborhood — considerations when calibrating amenities on-site to support resident lifestyle.
Within a 3-mile radius, recent population growth has been modest while household counts have increased, suggesting smaller household sizes and a broader leasing pool over time. Median household incomes have risen and are projected to continue increasing, supporting rent collections; however, an elevated rent-to-income environment in the neighborhood points to affordability pressure that owners should manage via renewal strategies and unit mix. Elevated home values relative to incomes indicate a high-cost ownership market, which tends to sustain reliance on rental housing and supports occupancy stability.
Relative to the San Diego metro, this neighborhood’s safety profile ranks below average (crime rank 219 out of 621), and it sits below the national median on safety percentiles. For investors, this suggests the need for thoughtful security measures and resident engagement to support retention and asset performance.
Recent trends are moving in a favorable direction: one-year estimates indicate declines in both property and violent offenses. Owners can lean on visible property standards, lighting, and access controls to align with improving trends while supporting leasing and renewal outcomes.
Proximity to diversified employment nodes supports commuter convenience and helps underpin renter demand, with nearby roles in defense/aerospace, food distribution, utilities, semiconductors, and biotech reflected below.
- L-3 Telemetry & RF Products — defense & aerospace (10.3 miles)
- Sysco — food distribution (11.9 miles)
- Sempra Energy — utilities (12.3 miles) — HQ
- Qualcomm — semiconductors (15.6 miles) — HQ
- Celgene Corporation — biotechnology (16.1 miles)
1038 S Sunshine Ave benefits from a neighborhood with historically tight occupancy and a high concentration of renter-occupied units, factors that support income durability and leasing velocity. The 1974 construction points to classic value-add potential through interior updates and building systems work, which can sharpen competitive positioning against newer product. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, while household growth within a 3-mile radius enlarges the tenant base even as household sizes gradually trend smaller. Based on commercial real estate analysis from WDSuite, neighborhood-level fundamentals are competitive within the metro, though execution will matter.
Key watch items include affordability pressure and a below-median safety ranking within the metro; both call for disciplined lease management, targeted capital improvements, and resident experience initiatives to support retention. Access to diverse employers across utilities, semiconductors, aerospace, and biotech adds depth to demand over a typical hold.
- Tight neighborhood occupancy and strong renter concentration support stable cash flow potential
- 1974 vintage offers value-add upside via renovations and systems modernization
- High-cost ownership market underpins sustained rental demand and lease retention
- Diverse regional employers bolster long-term renter pool depth
- Risks: affordability pressure and below-median safety ranking require active management