| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1475 Graves Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | $5,000,000 |
| Buyer | PEPPER CREEK LLC |
| Seller | RECHT MICHAEL S |
1475 Graves Ave, El Cajon Multifamily Investment
Neighborhood renter concentration and everyday retail density point to durable leasing demand, according to WDSuite’s CRE market data.
Positioned in an Urban Core pocket of El Cajon within the San Diego metro, the property benefits from a renter-leaning neighborhood profile. The share of housing units that are renter-occupied is elevated (ranked strongly among 621 metro neighborhoods and in the top quartile nationally), which supports a deeper tenant base and steadier marketing velocity for multifamily assets.
Amenity access is mixed. Grocery and restaurant density test well above national medians (grocery near the 96th percentile and restaurants around the 93rd percentile), providing everyday convenience that can aid retention. At the same time, neighborhood-level parks, cafes, and childcare options are limited, suggesting residents rely on broader trade-area amenities.
Occupancy in the neighborhood is around the metro median and above the national median, a constructive backdrop for maintaining leasing stability through cycles. Housing fundamentals also score above national averages, and average neighborhood NOI per unit sits modestly above the national midpoint, indicating competitive income characteristics for comparable assets.
Within a 3-mile radius, demographics show modest population growth alongside a faster increase in households, expanding the local renter pool. Looking ahead, projections call for continued household growth by 2028, which should widen the prospective tenant base and support occupancy. Household incomes have trended upward locally, while elevated ownership costs relative to many U.S. areas reinforce reliance on rental housing, a dynamic multifamily investors monitor for pricing power and lease retention.
Affordability requires active management: neighborhood rent-to-income ratios are higher than most U.S. areas, which can heighten renewal sensitivity. Operators can mitigate this through measured rent setting and amenity positioning that aligns with value expectations.
Safety indicators trail both metro and national benchmarks in this neighborhood. Relative to the 621 neighborhoods across the San Diego-Chula Vista-Carlsbad metro, crime ranks in the lower tier, and national comparisons place the area well below the median for safety. This implies investors should plan for appropriate security, lighting, and community management to support resident comfort and retention.
Recent trends suggest property and violent offense rates have moved higher year over year. While block-level risk varies, underwriting should incorporate these broader neighborhood patterns and consider mitigation measures common to Urban Core assets (access control, visibility, and partnerships with community resources).
Nearby employment anchors range from foodservice distribution and defense to utilities, semiconductors, and biopharma, supporting a diverse renter base with commute-friendly access to major job centers.
- Sysco — foodservice distribution (9.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.3 miles)
- Sempra Energy — utilities (13.8 miles) — HQ
- Qualcomm — semiconductors & telecom (14.8 miles) — HQ
- Celgene Corporation — biopharma (15.5 miles)
This 106-unit community in El Cajon offers exposure to a renter-heavy neighborhood with everyday retail depth and occupancy that trends around the metro median yet above national norms. Elevated ownership costs versus most U.S. locations help sustain multifamily demand, while household growth within 3 miles points to a gradually expanding tenant base. Based on commercial real estate analysis from WDSuite, the area’s housing and income characteristics sit above national midpoints, supporting steady leasing fundamentals for well-operated assets.
Operationally, investors should account for affordability pressure and safety considerations typical of Urban Core submarkets. Thoughtful rent setting, resident experience improvements, and security investments can help balance pricing power with renewal stability.
- Renter-occupied concentration supports a deeper tenant base and consistent demand
- Strong grocery and restaurant access aids retention and day-to-day livability
- Neighborhood occupancy sits near metro median and above national norms, supporting stability
- Household growth within 3 miles expands the prospective renter pool
- Risks: affordability pressure and below-median safety call for prudent rent strategy and security measures