| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1362 E Main St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1975 |
| Units | 68 |
| Transaction Date | 2005-03-29 |
| Transaction Price | $5,250,000 |
| Buyer | WGA EAST MAIN STREET LP |
| Seller | LA SIERRA VILLAS PARTNERS |
1362 E Main St El Cajon Multifamily Investment
Neighborhood occupancy remains high with a deep renter base, according to WDSuite’s CRE market data, pointing to durable leasing fundamentals for stabilized operations. Investor focus centers on renter demand and retention rather than outsized rent growth.
El Cajon’s Urban Core setting supports everyday convenience: the neighborhood ranks competitive among San Diego–Chula Vista–Carlsbad neighborhoods for access to groceries, pharmacies, and dining (e.g., abundant grocery and restaurant options), helping drive daily-life livability that underpins leasing stability, based on commercial real estate analysis from WDSuite. Childcare options are thinner relative to the metro, which could influence unit mix appeal for some family segments.
Renter demand indicators are favorable at the neighborhood level: occupancy is 97.3% (top quartile nationally) and the renter-occupied share of housing units is elevated, signaling a sizable tenant base. Median contract rents sit above many peer neighborhoods, while the rent-to-income ratio suggests affordability pressure that warrants active lease management and thoughtful renewal strategies.
Within a 3-mile radius, demographics show steady population growth and an increase in households, with projections pointing to further household expansion over the next five years. This supports a larger tenant pool and can help sustain occupancy, even if individual property performance will hinge on asset quality and management.
Homeownership costs in the immediate neighborhood are relatively accessible compared with high-cost pockets of the metro, which can introduce some competition with renting; however, the concentration of renter-occupied units and strong amenity access typically help support leasing and retention. Average school ratings trend below the national midpoint, a factor some households may weigh when evaluating location fit.
Safety metrics for the neighborhood trend weaker relative to both the metro and the nation. The neighborhood’s crime rank is closer to the bottom among 621 San Diego–Chula Vista–Carlsbad neighborhoods, and national percentiles indicate below-average safety comparisons. For investors, this points to the need for attentive on-site management, lighting and access controls, and resident engagement to support retention and leasing performance over time.
Nearby employment anchors within roughly 12–17 miles include food distribution, defense/aerospace, utilities, wireless technology, and biopharma—supporting a broad renter pipeline and commute convenience for workforce housing.
- Sysco — foodservice distribution (11.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace (11.9 miles)
- Sempra Energy — utilities (14.5 miles) — HQ
- Qualcomm — wireless technology (16.7 miles) — HQ
- Celgene Corporation — biopharma (17.3 miles)
This 68-unit property is positioned for steady performance in a renter-heavy neighborhood with high occupancy (97.3% at the neighborhood level), according to CRE market data from WDSuite. Amenity density is strong for daily needs, commute access to major employers is reasonable, and 3-mile demographics point to more households over the next five years—factors that support a stable tenant base and ongoing leasing velocity.
The 1975 vintage suggests useful value-add pathways through modernization, common-area refreshes, and systems upgrades to remain competitive against newer stock. At the neighborhood level, elevated rent-to-income ratios highlight affordability pressure, making disciplined pricing, renewal strategies, and service quality important to sustain occupancy and retention.
- Renter-heavy neighborhood with high occupancy supports demand depth
- Amenity-rich location plus proximity to major employers bolsters leasing
- 1975 vintage enables value-add upgrades to enhance competitiveness
- Risk: affordability pressure and weaker safety metrics require active management