| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 39th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1382 Greenfield Dr, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1986 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | $2,480,000 |
| Buyer | PATEL NARENDRA J TR NSJT PATEL ARUNA TR |
| Seller | --- |
1382 Greenfield Dr El Cajon Multifamily Opportunity
Neighborhood occupancy runs high and has been durable, according to WDSuite’s CRE market data, supporting stable cash flow potential for a 36-unit asset in San Diego County. These occupancy indicators reflect the surrounding neighborhood rather than the property itself.
Located in El Cajon’s inner-suburban setting within the San Diego metro, the neighborhood posts top quartile nationally occupancy and sits above the metro median on this metric (ranked 76 among 621 neighborhoods), signaling steady renter demand at the neighborhood level. Median rent-to-income readings indicate manageable affordability pressure relative to regional peers, which can aid retention and limit turnover risk.
Livability fundamentals are balanced: grocery and park access are competitive nationally (both near the top decile), and restaurant density is solid, while cafe and pharmacy counts lag. Average school ratings in the neighborhood sit below national norms; investors should underwrite marketing and amenity strategies that appeal to households prioritizing convenience and open space rather than school-driven moves.
Within a 3-mile radius, demographics point to a growing renter base: population and household counts have increased in recent years, and projections show further household expansion over the next five years. Renter-occupied housing accounts for just over half of units locally, supporting a deep tenant pool and leasing velocity for multifamily. Rising household incomes in the area corroborate capacity to support market rents as units turn.
Home values are elevated versus national benchmarks, which typically sustains reliance on rental housing and supports pricing power in stabilized assets. The property’s 1986 vintage is slightly older than the neighborhood average (late 1980s), suggesting practical value-add or systems modernization opportunities to enhance competitiveness against newer stock.
Safety outcomes in the immediate neighborhood track below both national and metro averages (crime rank 400 of 621), and national safety percentiles suggest higher-than-average incident rates. That said, recent trend data shows a meaningful year-over-year decline in property offenses, which is constructive. As always, investors should evaluate block-level conditions, lighting, access control, and site-level security as part of underwriting and CapEx planning.
The area draws from a diverse employment base across logistics, defense/aerospace, energy infrastructure, semiconductors, and biotech—supporting workforce housing demand and commute convenience for residents.
- Sysco — foodservice distribution (10.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (11.8 miles)
- Sempra Energy — energy infrastructure (15.0 miles) — HQ
- Qualcomm — semiconductors & wireless (16.4 miles) — HQ
- Celgene Corporation — biotechnology (17.0 miles)
This 36-unit, 1986-vintage asset benefits from neighborhood occupancy that sits in the top quartile nationally, indicating a stable leasing backdrop. Elevated home values in the submarket reinforce renter reliance on multifamily housing, while rent-to-income levels point to manageable affordability pressure that can support retention. Based on CRE market data from WDSuite, local amenity access (notably groceries and parks) is a relative strength, offset by weaker school ratings—factors to reflect in positioning and resident experience.
Demographic trends within a 3-mile radius show population and household growth with a majority renter-occupied mix, expanding the tenant base and supporting occupancy stability. Given its slightly older vintage than nearby stock from the late 1980s, the property presents value-add potential through targeted renovations and systems modernization to sharpen competitiveness against newer assets.
- Neighborhood occupancy is top quartile nationally, supporting stable leasing conditions.
- Elevated ownership costs in the area sustain multifamily demand and pricing power.
- 3-mile demographic growth and a deep renter-occupied pool support absorption and retention.
- 1986 vintage offers practical value-add and modernization opportunities.
- Risk: Safety metrics trail metro and national norms; underwrite security and operating plans accordingly.