| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Poor |
| Demographics | 42nd | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1188 S Orange Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 51 |
| Transaction Date | 2020-07-20 |
| Transaction Price | $5,925,000 |
| Buyer | LOREN LLC |
| Seller | MAINI LLC |
1188 S Orange Ave El Cajon Multifamily Investment
Positioned in a high-cost ownership pocket of San Diego County, this 51-unit, late-1970s asset targets steady renter demand and value-add potential, according to WDSuite’s CRE market data. Neighborhood occupancy sits near the metro midpoint while elevated home values support pricing power for well-managed multifamily operations.
The property sits in a suburban El Cajon location with livability driven more by everyday conveniences than by destination retail. Grocery access ranks competitive within the metro while cafes, restaurants, parks, and pharmacies are limited locally, pointing to a car-oriented lifestyle. For investors, this mix can support workforce housing demand but may temper premiums tied to walkable amenities.
Built in 1977, the asset is modestly newer than the neighborhood’s average vintage. That timing suggests relative competitiveness versus older stock while still warranting capital planning for building systems and targeted interior upgrades that can unlock renovation upside.
Within a 3-mile radius, demographic statistics show recent population growth alongside an increase in households, and projections indicate further household expansion even as average household size trends smaller. This typically expands the renter pool and supports occupancy stability for well-located multifamily properties. Renter-occupied housing units account for a majority share in the 3-mile area, signaling depth in the tenant base and consistent leasing velocity for comparable assets.
From a market context, neighborhood rents track in the upper tiers nationally while occupancy is around the metro midpoint, based on CRE market data from WDSuite. Elevated ownership costs in the immediate area (high national percentile for home values and value-to-income) reinforce renter reliance on multifamily housing, which can aid retention and reduce downtime between turns when operations are disciplined. School ratings data in this micro-area are limited, so investors may wish to underwrite family appeal on the strength of unit mix and commute access rather than public-school differentiation.
Safety indicators in this neighborhood trail national norms, with both violent and property offense measures sitting below the national percentile midpoints. That said, recent data show a meaningful year-over-year improvement in estimated property offense rates, which points to gradual stabilization rather than deterioration. Investors should benchmark these trends against comparable San Diego neighborhoods and incorporate practical measures (lighting, access control, coordination with on-site management) to support resident confidence.
Proximity to diversified employers across defense, utilities, technology, food distribution, and biotech supports a broad renter base and commute convenience for workforce and professional tenants. Nearby anchors include L-3 Telemetry & RF Products, Sempra Energy, Qualcomm, Sysco, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace (10.4 miles)
- Sysco — food distribution (12.0 miles)
- Sempra Energy — utilities (12.3 miles) — HQ
- Qualcomm — semiconductors (15.7 miles) — HQ
- Celgene Corporation — biotech/pharma (16.2 miles)
This 1977-vintage, 51-unit property offers a balanced value-add and cash-flow profile in a high-cost ownership submarket. Elevated home values and a strong value-to-income backdrop sustain renter reliance on multifamily housing, while the 3-mile area’s majority renter-occupied housing and growing household count point to a resilient tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends sit near the metro midpoint, suggesting stable operations with room for asset-specific improvements to drive outperformance.
Operationally, investors can target interior modernization and system updates typical for late-1970s construction to bolster rent positioning without overreaching on premiums in a car-oriented amenity context. Forward-looking demographics show smaller household sizes alongside household growth, which can support absorption for well-managed mid-size properties. Underwriting should account for measured safety positioning and a limited walkability profile, offset by regional employment access and broad renter demand.
- High-cost ownership market supports durable renter demand and retention
- 3-mile area shows household growth and majority renter-occupied units, expanding the tenant base
- 1977 vintage with clear value-add path via interiors and building systems
- Neighborhood occupancy near metro midpoint with potential to outperform through management
- Risks: below-average safety indicators and limited walkable amenities warrant conservative underwriting