| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1233 E Madison Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1233 E Madison Ave, El Cajon Multifamily Investment
Strong neighborhood occupancy and a deep renter base point to durable leasing, according to WDSuite’s CRE market data. Amenity density supports renter convenience, while underwriting should account for local affordability pressures.
Amenity access is a clear strength for this Urban Core pocket of El Cajon. Grocery and pharmacy density sits in the top quartile nationally, with restaurants and cafes also ranking high compared to neighborhoods nationwide; this concentration typically supports day-to-day convenience and renter retention. Based on CRE market data from WDSuite, the neighborhood’s overall rating is C+ (ranked 367 out of 621 metro neighborhoods), indicating competitive fundamentals within the San Diego-Chula Vista-Carlsbad metro but not top-tier.
For investors focused on stability, the neighborhood occupancy rate is high (97.3%) and above many national areas (85th percentile), suggesting resilient demand. The share of housing units that are renter-occupied is elevated at roughly 84%, signaling substantial depth in the tenant base for multifamily assets. Median contract rents benchmark above many neighborhoods nationally (82nd percentile), which supports revenue potential but warrants attentive lease management given local rent-to-income dynamics.
Demographic indicators aggregated within a 3-mile radius show modest population growth and an increase in households over the last five years, expanding the potential renter pool. Forward-looking 3-mile projections indicate additional household gains through 2028, which can support occupancy stability and sustained leasing velocity if supply growth remains measured.
The property’s 2000 construction is newer than the neighborhood’s average vintage (1976). That positioning typically enhances competitiveness versus older stock, though investors should still plan for selective system updates and modernization over the hold to maintain leasing appeal. Average school ratings in the neighborhood are below the national midpoint, which may matter for certain renter cohorts and should be considered in marketing and tenant-mix strategy.
Safety trends merit careful underwriting. Relative to the San Diego-Chula Vista-Carlsbad metro’s 621 neighborhoods, this area ranks in the lower tier on crime measures and sits below national averages for safety. National percentiles indicate weaker comparative safety (i.e., not top quartile), so investors often budget for security measures and insurance sensitivity, and factor this into tenant screening and on-site management plans.
Regional employers within commuting range help anchor renter demand, particularly for workforce and professional tenants tied to defense, energy/utilities, and technology. Nearby nodes include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.5 miles)
- Sysco — food distribution (11.5 miles)
- Sempra Energy — utilities & energy (14.2 miles) — HQ
- Qualcomm — wireless & semiconductors (16.4 miles) — HQ
- Celgene Corporation — biotechnology offices (17.0 miles)
This 35-unit asset benefits from a high-amenity Urban Core location where neighborhood occupancy is strong and the renter-occupied share is substantial, supporting depth of demand. Rents benchmark above many national neighborhoods, and amenity density reinforces daily convenience that can aid retention and leasing velocity. The 2000 vintage is relatively modern versus local stock, offering competitive positioning with potential for targeted upgrades to drive revenue.
According to WDSuite’s commercial real estate analysis, neighborhood occupancy outperforms many national areas while 3-mile demographics point to continued household growth, which can support a stable tenant base over the medium term. Balanced underwriting should also reflect affordability pressure (high rent-to-income ratios) and below-average school ratings, plus prudent assumptions around security and insurance.
- High neighborhood occupancy with deep renter base supports leasing stability
- Amenity-rich location (grocery, pharmacy, dining) aids renter retention
- 2000 vintage competitive versus older local stock; scope for targeted value-add
- 3-mile household growth outlook underpins demand durability
- Risks: elevated rent-to-income, safety considerations, and modest school ratings require disciplined management