| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 29th | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 135 Roanoke Rd, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 1999-04-12 |
| Transaction Price | $1,100,000 |
| Buyer | STONERIDGE APARTMENTS LIMITED PARTNERSHI |
| Seller | RECHT MICHAEL S |
135 Roanoke Rd, El Cajon — 1985 Vintage Multifamily
Neighborhood occupancy is resilient and renter demand is deep for workforce units, according to WDSuite’s CRE market data. Focused operations and selective upgrades can position this asset competitively within the El Cajon rental market.
Located in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the neighborhood rates C and performs competitive among metro peers on occupancy (ranked 167 out of 621 neighborhoods; top quartile nationally). For investors, that translates to steady leasing conditions and lower downtime risk at the neighborhood level, rather than at the property level.
The 1985 construction year is newer than the neighborhood’s average 1973 stock. That vintage typically offers a relative edge versus older buildings while still benefiting from targeted modernization (exteriors, common areas, and systems) for value-add and capital planning.
Daily-needs access is a local strength: dining and grocery options are dense (restaurants and supermarkets score near the top of metro rankings), and park access is similarly strong. Some amenity categories, such as pharmacies and cafes, are thinner locally; operators may want to emphasize in-building conveniences and resident services to offset those gaps.
Renter-occupied share is elevated in the neighborhood, supporting a broad tenant base. Within a 3-mile radius, demographics show modest population growth recently and a projected increase in households by 2028, indicating a larger tenant pool and supporting occupancy stability. Elevated home values relative to national norms suggest a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can aid lease retention.
From an affordability standpoint, neighborhood rent-to-income ratios indicate some pressure; proactive lease management and renewal strategies can help balance retention with rent objectives. Overall, the submarket context points to durable renter demand with operational upside via thoughtful capex and service enhancements.
Safety indicators for the neighborhood track below both national and metro averages (crime rank 508 out of 621 metro neighborhoods; low national percentiles). For investors, this typically means heightened attention to security posture, lighting, access controls, and insurance considerations to support resident comfort and leasing.
Recent trend data shows an improvement in violent offense rates year over year, while property offenses remain elevated. Monitoring trend direction and coordinating with local resources can help mitigate risk and sustain tenant retention.
The area draws from a diversified employment base spanning aerospace and defense, food distribution, energy utilities, wireless technology, and life sciences—a backdrop that supports renter demand and commute convenience for workforce housing.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.68 miles)
- Sysco — food distribution (11.28 miles)
- Sempra Energy — energy utilities (13.26 miles) — HQ
- Qualcomm — wireless technology (15.69 miles) — HQ
- Celgene Corporation — biopharma offices (16.23 miles)
This 22-unit, 1985-vintage asset sits in a neighborhood with historically strong renter demand and occupancy that is competitive among San Diego metro neighborhoods. The vintage is newer than the area’s average stock, offering a practical platform for targeted renovations to sharpen positioning versus older comparables. High-cost ownership conditions locally help sustain reliance on rentals, while the 3-mile trade area shows a growing household base that supports a larger tenant pool and steadier leasing.
According to CRE market data from WDSuite, neighborhood occupancy trends are in the top quartile nationally, while rent-to-income signals call for disciplined renewals and amenity-driven retention. With focused operations, modest capex, and attention to safety posture, the property can compete effectively within its segment without assuming outsized execution risk.
- Neighborhood occupancy competitive among metro peers; top-quartile nationally supports leasing stability
- 1985 construction is newer than local average, enabling targeted value-add and systems upgrades
- High-cost ownership market reinforces rental demand and can aid lease retention
- 3-mile area households projected to increase, expanding the tenant base
- Risks: affordability pressure and local safety require careful lease management and security investments