| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 69th | Good |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1451 Brabham St, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 116 |
| Transaction Date | 1999-02-09 |
| Transaction Price | $2,057,000 |
| Buyer | KRUEGER RONALD GARRY |
| Seller | RANCHO SAN DIEGO LLC |
1451 Brabham St, El Cajon Multifamily Investment
Neighborhood home values are elevated for San Diego County, reinforcing renter reliance on apartments and supporting pricing power, according to WDSuite s CRE market data. Near-term leasing is steady, with demand supported by a sizable renter base and proximity to regional job centers.
Located in El Cajon within the San Diego metro, the property benefits from an Urban Core setting with everyday conveniences close by. Restaurant and pharmacy access test in the top decile nationally, and overall amenities rank above the metro median among 621 neighborhoods helpful for retention and day-to-day livability. Public park and caf density is thinner, so on-site community features and programming can play a larger role in resident experience.
Schools are a relative strength: the neighborhood s average school rating sits in the top quartile among 621 San Diego area neighborhoods and above national norms, a factor that can aid family renter retention. Median home values are high for the area and in the upper national percentiles, which tends to sustain multifamily demand by making ownership a higher-cost alternative. For investors, this supports steady leasing fundamentals and potential renewal durability rather than rapid turnover.
Rents in the neighborhood trend toward the upper national range, while the rent-to-income profile signals some affordability pressure; thoughtful lease management and amenity-led differentiation can help maintain occupancy. The share of housing units that are renter-occupied is elevated versus many U.S. neighborhoods, indicating a deep tenant pool for a 116-unit asset.
Demographics within a 3-mile radius point to a larger tenant base over time: population and households are projected to grow through 2028, with rising median incomes and continued rent growth, based on CRE market data from WDSuite. That combination typically supports occupancy stability and measured rent advancement, though an ownership-leaning mix nearby may create some competition for higher-earning households.
Safety conditions are mixed when viewed in context. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood s crime rank sits below the metro average (ranked toward the higher-crime side among 621 neighborhoods), while nationally it tracks near the middle of the pack. Recent trends are constructive: both property and violent offense rates have declined materially year over year, a positive indicator to monitor for continued improvement.
Investors should frame safety in comparative terms current levels are not top quartile nationally, but the improvement trajectory is favorable. Positioning the asset with lighting, access control, and community engagement can help align on-site experience with the area s improving trend.
The location draws from a diversified San Diego employment base, supporting renter demand through commute access to utilities, aerospace/defense, food distribution, semiconductors, and life sciences employers listed below.
- L-3 Telemetry & RF Products aerospace & defense electronics (13.1 miles)
- Sempra Energy utilities (13.9 miles) HQ
- Sysco food distribution (14.8 miles)
- Qualcomm semiconductors (18.6 miles) HQ
- Celgene Corporation biopharmaceuticals (19.0 miles)
Built in 2000, the asset is newer than much of the immediate area s housing stock, offering competitive positioning versus 1990s-vintage product while leaving room for targeted modernization to drive rent premiums and operating efficiency. The surrounding neighborhood posts strong NOI-per-unit performance and high home values, which together support durable renter demand and renewal capture. Occupancy in the neighborhood sits near the national middle but trails stronger San Diego peers, suggesting value can be created through active leasing, amenity upgrades, and resident experience.
Within a 3-mile radius, population and household counts are projected to rise through 2028 alongside higher median incomes and steady rent growth; this points to a larger tenant base and supports long-run leasing stability. According to CRE market data from WDSuite, the area s renter concentration is above many U.S. neighborhoods, while ownership remains a higher-cost alternative factors that can underpin demand for well-managed garden and mid-rise multifamily.
- Newer 2000 vintage versus local average, with targeted modernization upside
- High-cost ownership market supports renter reliance and renewal potential
- Projected growth in 3-mile population and households expands the tenant base
- Neighborhood NOI-per-unit performance ranks among the stronger cohorts locally
- Risks: occupancy trails top San Diego submarkets and affordability pressure requires disciplined lease management; area safety is improving but remains a monitoring point