| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 26th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1073 Estes St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $1,630,000 |
| Buyer | MIYAWAKI AMY |
| Seller | --- |
1073 Estes St El Cajon Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is deep, according to CRE market data from WDSuite, with a 2000 vintage that should compete well against older local stock. The combination points to stable leasing with attention to affordability at renewal.
Located in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the surrounding neighborhood shows strong rental fundamentals. Neighborhood occupancy is among the top quartile of the metro’s 621 neighborhoods and at the highest national percentile, indicating scarce vacant units at the neighborhood level—not the property—supporting leasing stability. Renter-occupied share is elevated (ranked 84 out of 621; top national percentile), signaling a deep tenant base for multifamily.
Amenity access favors daily needs rather than lifestyle uses: grocery and pharmacy density sits in very high national percentiles, while parks and cafes are relatively sparse. That mix supports everyday convenience but may limit premium walkability appeal; restaurants are moderate to solid by national comparison. Housing metrics are top quartile nationally, and neighborhood NOI per unit trends above the national median, reinforcing competitive operating performance benchmarks.
Within a 3-mile radius, demographics point to a larger household base over time: households increased over the past five years and are projected to rise further even as average household size edges down. This shift effectively expands the renter pool and can support occupancy stability and absorption of smaller units. Median incomes have grown meaningfully, and rents have risen historically with additional gains projected, suggesting sustained pricing power tempered by retention management.
Ownership costs are high relative to incomes (value-to-income near the top of national rankings), which tends to sustain reliance on rental housing and supports lease-up and renewal prospects. At the same time, rent-to-income ratios are elevated in the neighborhood, which introduces affordability pressure that owners should manage through renewal strategies and unit positioning.
Safety indicators in the neighborhood trail national norms, with rankings that place the area below the average of San Diego’s 621 neighborhoods. National percentiles for both property and violent offenses are on the lower end (safer areas score higher), though recent year-over-year trends show declines in estimated incidents, indicating some improvement. Investors should underwrite with conservative assumptions and consider operational measures that support resident comfort and asset protection.
Proximity to diversified employers supports workforce housing demand and commute convenience, including defense and aerospace, food distribution, energy utilities, wireless technology, and biotech—drivers that can bolster tenant retention and steady traffic.
- L-3 Telemetry & RF Products — defense & aerospace (10.3 miles)
- Sysco — food distribution (11.9 miles)
- Sempra Energy — energy utilities (12.3 miles) — HQ
- Qualcomm — wireless technology (15.6 miles) — HQ
- Celgene Corporation — biotech (16.0 miles)
1073 Estes St is a 30-unit asset built in 2000, a newer vintage than much of the surrounding housing stock. That positioning can reduce near-term capital intensity versus older comparables while still allowing for targeted modernization to enhance rents and compete effectively. Neighborhood-level occupancy is extremely tight compared with both the metro and nation, and the renter-occupied share is high, indicating depth of demand and potential leasing durability.
High ownership costs relative to incomes in this part of San Diego County tend to sustain renter reliance on multifamily, while 3-mile household growth and a projected increase in households—despite smaller average household size—point to a larger tenant base over the medium term. According to CRE market data from WDSuite, rent levels sit above national norms with demonstrated growth, supporting pricing power that should be balanced against elevated rent-to-income ratios and localized safety considerations.
- Newer 2000 vintage versus older area stock, with selective value-add potential
- Tight neighborhood occupancy and high renter concentration support leasing stability
- High-cost ownership market reinforces multifamily demand and renewal prospects
- Diverse nearby employers (defense, utilities, tech, biotech) underpin workforce demand
- Risks: elevated rent-to-income ratios and below-average safety merit conservative underwriting