| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 34th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1371 E Lexington Ave, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 1978 |
| Units | 41 |
| Transaction Date | 2011-05-16 |
| Transaction Price | $4,100,000 |
| Buyer | STERLING DAVID M |
| Seller | MAR GROUP LEXINGTON AVE LLC |
1371 E Lexington Ave, El Cajon Multifamily Investment
Neighborhood occupancy is high and renter demand is supported by a deep local tenant base, according to WDSuite’s CRE market data. Stability in this part of El Cajon positions well for consistent leasing and measured rent growth.
Located in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the neighborhood is rated B and sits above the metro median (277 of 621) for overall performance. Amenity access is a relative strength, with grocery, cafe, and restaurant density landing in the top quartile nationally, supporting daily convenience and renter retention.
Occupancy in the neighborhood is elevated and has trended upward over the past five years, reinforcing near-term leasing stability. The share of housing units that are renter-occupied is substantial, indicating a deep tenant base for multifamily operators and consistent absorption potential.
Within a 3-mile radius, demographics point to a larger tenant pool as households have increased in recent years, with modest population growth and forecasts calling for further gains by 2028. Rising median incomes and projected rent growth in the area suggest ongoing demand for professionally managed apartments, supporting pricing power and renewal capture where unit quality and management execution justify it.
Home values in the neighborhood are elevated versus many U.S. areas, and the value-to-income ratio ranks among the highest nationally. This high-cost ownership market supports renter reliance on multifamily housing and can benefit lease retention. At the same time, rent-to-income levels indicate some affordability pressure, calling for disciplined lease management and amenity-value alignment.
Vintage considerations matter: the property’s 1978 construction is older than the neighborhood’s average 1984 stock, suggesting potential value-add through exterior, unit, or systems upgrades to bolster competitive positioning against newer inventory. Schools in the surrounding area score below national norms, and park/pharmacy access is limited locally—factors to weigh in marketing and amenity programming.
Safety indicators are mixed compared with regional and national benchmarks. The neighborhood’s crime rank is in the lower half among 621 metro neighborhoods, and national comparisons place overall safety below average, so investors should anticipate resident sensitivity to security and on-site management presence.
Property crime sits well below the national safety percentile (weaker outcome), though recent data shows a slight year-over-year improvement. Violent offense rates benchmark below national safety norms and have risen over the last year, underscoring the importance of standard multifamily risk controls such as lighting, access management, and coordination with local resources. Framed appropriately in operations, these factors can be mitigated but warrant monitoring as trends evolve.
The area draws from a diversified employment base that supports workforce and professional renter demand, with proximity to defense/aerospace, utilities, semiconductors, and biopharma offices helping commute convenience and lease retention.
- L-3 Telemetry & RF Products — defense & aerospace (12.0 miles)
- Sysco — food distribution (12.2 miles)
- Sempra Energy — utilities (14.4 miles) — HQ
- Qualcomm — semiconductors (17.0 miles) — HQ
- Celgene Corporation — biopharma (17.5 miles)
1371 E Lexington Ave is a 41-unit, 1978-vintage asset positioned in a high-occupancy El Cajon neighborhood where amenity access and a sizable renter base help underpin leasing durability. Home values are elevated locally, reinforcing renter reliance on apartments, while 3-mile demographics point to ongoing growth in households and incomes that can support rent levels when paired with operational execution. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trends remain strong relative to broader benchmarks.
Given its older-than-average vintage versus the neighborhood’s 1980s-era stock, the property presents potential for targeted value-add—select unit/interior refreshes and system upgrades—to maintain competitiveness against newer supply. Investors should also plan for thoughtful affordability and retention strategies, as rent-to-income levels indicate pressure in parts of the renter pool and local school ratings and safety benchmarks trail national norms.
- High neighborhood occupancy supports leasing stability and renewal capture
- Elevated home values sustain renter demand and reduce ownership competition
- 3-mile growth in households and incomes expands the tenant base over time
- 1978 vintage offers value-add potential to enhance NOI and competitiveness
- Risks: below-average safety and school scores plus affordability pressure require proactive operations