| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 11th | Poor |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1445 Broadway, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $1,575,000 |
| Buyer | ENDEMAN RONALD L |
| Seller | WANG TING YEE |
1445 Broadway, El Cajon CA Multifamily Investment
Neighborhood renter demand is deep and vacancy is tight, according to WDSuite’s CRE market data, suggesting stable occupancy for well-managed assets near 1445 Broadway. Elevated ownership costs in this part of San Diego County further support the renter pool, while lease management should account for local affordability pressures.
The surrounding neighborhood shows exceptionally tight occupancy conditions at the neighborhood level (ranked first among 621 San Diego metro neighborhoods), a signal of leasing stability for nearby multifamily assets. Renter-occupied housing is prevalent in the neighborhood (about 61.5% renter-occupied units), indicating a sizable tenant base that can support consistent demand for 20-unit properties like 1445 Broadway. These metrics are measured for the neighborhood, not the property.
Livability is mixed but functional for workforce renters. Grocery access scores competitively (top decile nationally), and restaurants are relatively dense compared with many U.S. neighborhoods. However, the immediate area has limited cafes, parks, and pharmacies, which may modestly affect lifestyle convenience and should be considered in positioning and retention strategies.
Within a 3-mile radius, demographics point to a steady renter pipeline: population has inched higher in recent years, households have increased, and projections indicate further household growth over the next five years. This trend supports a larger tenant base and can underpin occupancy stability. Median incomes have risen, yet rent-to-income ratios in the neighborhood are elevated, which suggests affordability pressure and calls for thoughtful lease management and amenity-value alignment.
Home values in the neighborhood skew high relative to incomes (among the highest nationally by value-to-income measures). In market terms, this is a high-cost ownership environment that tends to sustain reliance on rental housing, supporting depth of demand and potentially aiding lease retention for competitively positioned multifamily communities.
Vintage context: the average neighborhood construction year skews older (mid-1970s). With a 1988 vintage, the subject property is newer than much of the nearby stock, which can help competitive positioning versus older assets. Investors should still plan for selective modernization and systems updates typical for late-1980s buildings to maintain leasing momentum.
Safety indicators for the neighborhood track below national benchmarks, with national percentiles indicating higher crime incidence than many U.S. neighborhoods. Compared with San Diego metro peers, the area trends below the metro average on safety metrics. Recent year-over-year signals point to an uptick in both property and violent offenses locally. These figures reflect neighborhood-level patterns rather than conditions at a specific property and should be incorporated into underwriting, security planning, and resident communications.
Proximity to major employers supports a broad renter base and commute convenience, notably in foodservice distribution, defense & aerospace, utilities, wireless technologies, and biotech. The following nearby employers help underpin leasing demand for workforce and professional tenants.
- Sysco — foodservice distribution (11.4 miles)
- L-3 Telemetry & RF Products — defense & aerospace (12.0 miles)
- Sempra Energy — utilities (14.9 miles) — HQ
- Qualcomm — wireless & semiconductors (16.7 miles) — HQ
- Celgene Corporation — biotech (17.3 miles)
1445 Broadway is a 20-unit, 1988-vintage community with larger-than-typical floor plans (average ~1,172 sq. ft.), positioning it well for family and roommate households in East County San Diego. The surrounding neighborhood records extremely tight occupancy and a high share of renter-occupied housing at the neighborhood level, reinforcing demand depth and the potential for steady leasing. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which typically sustains reliance on rental housing and can aid retention for well-managed assets.
The 1988 construction is newer than much of the nearby stock (average mid-1970s), offering a competitive edge versus older properties while still warranting targeted modernization for long-term durability and rentability. Within a 3-mile radius, modest population growth, rising household counts, and projections for further household expansion point to a gradually expanding tenant base, supporting occupancy stability. Counterbalancing factors include below-average safety metrics at the neighborhood level and affordability pressure, which should be addressed through prudent underwriting, pricing, and resident services.
- Tight neighborhood occupancy and strong renter concentration support stable leasing
- Larger 1,172 sq. ft. average unit size aligns with family/roommate demand
- 1988 vintage is newer than local averages, with value-add potential via modernization
- High-cost ownership market reinforces renter reliance and potential retention
- Risks: neighborhood safety metrics below national benchmarks and affordability pressure