| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 35th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1113 Greenfield Dr, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | 2020-09-03 |
| Transaction Price | $1,050,000 |
| Buyer | IIP GREENFIELD LLC |
| Seller | EL CAJON INVESTOR 2 LLC |
1113 Greenfield Dr, El Cajon Multifamily Investment
Renter demand is supported by high neighborhood occupancy and a sizable renter-occupied housing base, according to WDSuite s CRE market data, suggesting steady leasing fundamentals for a well-maintained 1987 asset.
Located in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood carries a B- rating and ranks 300 out of 621 metro neighborhoods, indicating mid-pack positioning with stable fundamentals for workforce-oriented multifamily. Occupancy in the neighborhood is strong and above most areas nationally, while restaurants and daily-needs retail are comparatively accessible, supporting day-to-day livability for residents.
Neighborhood-level occupancy is high, with recent readings in the top decile nationally, and the share of housing units that are renter-occupied is elevated at the neighborhood level. For investors, this points to a deeper tenant base and potential for steadier lease-up and retention, particularly for 1–2 bedroom product. Median contract rents benchmark above national norms but remain in line with broader San Diego County dynamics, reinforcing interest from renters who prioritize commute convenience and access to services.
Within a 3-mile radius, population and household counts have both grown over the past five years, with projections indicating additional household expansion by the next five-year period. This trend implies a larger tenant base and supports occupancy stability and pricing power as more renters enter the market. Income profiles in the 3-mile area have trended higher as well, which can aid collections and renewal performance for well-managed properties.
Amenity access skews practical: neighborhood grocery and pharmacy density ranks competitively among 621 metro neighborhoods and sits in the upper national percentiles, while park and café density is limited. Elevated home values relative to national norms signal a high-cost ownership market for buyers, which typically sustains multifamily demand and can support lease retention for quality units. The property s 1987 vintage is newer than the neighborhood average construction year (1979), offering a relative competitiveness edge versus older stock, though investors should still plan for modernization and systems upkeep typical of late-1980s buildings.
Safety indicators for the neighborhood track below national medians, with both property and violent offense rates positioned in lower national percentiles. Compared with the San Diego-Chula Vista-Carlsbad metro, the area ranks in the lower half of 621 neighborhoods on crime, signaling a need for prudent security and operational protocols.
Recent year-over-year trends show some uptick in violent offense estimates, based on CRE market data from WDSuite. For underwriting, investors may consider measures such as lighting, access control, and resident engagement programs, and should benchmark premiums and loss histories against comparable submarkets in East County.
Proximity to regional employers supports a commuter renter base and helps leasing stability, particularly for workforce households tied to food distribution, aerospace/defense, energy utilities, and technology.
- Sysco d food distribution (10.6 miles)
- L-3 Telemetry & RF Products d defense & aerospace (11.2 miles)
- Sempra Energy d energy utilities (14.3 miles) d HQ
- Qualcomm d technology & telecommunications (15.8 miles) d HQ
- Celgene Corporation d biotech & pharmaceuticals (16.4 miles)
1113 Greenfield Dr is a 28-unit, 1987-vintage asset positioned in a neighborhood with strong occupancy and a high share of renter-occupied housing units, supporting depth of demand and lease stability. Elevated home values in the area reinforce renter reliance on multifamily housing, while 3-mile demographics point to continued household growth and income gains that can support collections and renewal performance. According to commercial real estate analysis from WDSuite, neighborhood rents benchmark above national norms and occupancy trends sit in upper national percentiles, suggesting durable utilization for well-managed units.
The 1987 vintage is newer than the neighborhood s average construction year, offering a competitive edge versus older stock; however, investors should plan for targeted system upgrades and common-area refreshes typical of late-1980s properties to protect positioning. Operational focus should include affordability and retention management given rent-to-income dynamics, plus pragmatic safety and risk controls consistent with East County underwriting.
- High neighborhood occupancy and sizable renter-occupied housing share support leasing stability
- 3-mile household and income growth expand the tenant base and bolster collections potential
- Elevated home values sustain rental demand and can aid renewal and retention
- 1987 vintage offers competitive positioning versus older stock, with value-add via modernization
- Risks: affordability pressure, below-median safety indicators, and limited park/caf e9 access require active management