| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1518 Sams Hill Rd, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1991 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | $200,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1518 Sams Hill Rd El Cajon Multifamily Investment
This 42-unit property built in 1991 benefits from strong neighborhood-level occupancy at 95.3% and the area's 57.7% renter share, according to CRE market data from WDSuite.
The 1518 Sams Hill Road property sits in an Urban Core neighborhood within the San Diego metro, ranking in the top quartile nationally for grocery store access with 5.22 stores per square mile. The area maintains a 95.3% occupancy rate, above the 73rd percentile nationally, supporting stable rental demand. With 57.7% of housing units renter-occupied—ranking in the top 10% among San Diego metro neighborhoods—the location demonstrates strong multifamily fundamentals.
Built in 1991, this property aligns with the neighborhood's average construction year of 1984, indicating relatively mature building stock that may present value-add renovation opportunities. Demographic data aggregated within a 3-mile radius shows 55.4% of households are renters, with median household income of $76,341 supporting current rent levels. Population growth of 0.9% over five years, combined with projected household increases, suggests sustained tenant demand.
The neighborhood ranks competitively for restaurant density at 13.06 per square mile, enhancing tenant appeal, though amenity access overall ranks in the middle tier nationally. Contract rent median of $1,634 reflects affordability relative to ownership costs, with home values at $360,081 creating conditions that can sustain rental demand. The area's rent-to-income ratio indicates potential affordability pressure that warrants attention in lease management strategies.
Safety metrics for this neighborhood indicate elevated crime levels compared to regional and national benchmarks. Property offense rates rank in the bottom tier among San Diego metro neighborhoods, while violent crime rates place the area in the 5th percentile nationally. Recent trends show property offense rates increased 42.4% over the past year, though violent crime trends show more moderate changes.
Investors should factor security considerations into property management strategies, including potential tenant screening protocols and property protection measures. The neighborhood's Urban Core designation reflects higher density that can correlate with increased incident reporting, and crime patterns may vary significantly at the block level within the broader area.
The San Diego metro's diverse employment base includes major corporate anchors within commuting distance, supporting workforce housing demand for multifamily properties. Key employers within 15 miles include technology, energy, and logistics companies that provide stable employment for potential tenants.
- Sysco — food distribution services (10.1 miles)
- L-3 Telemetry & RF Products — defense & aerospace technology (10.6 miles)
- Sempra Energy — utility services (14.0 miles) — HQ
- Qualcomm — telecommunications technology (15.2 miles) — HQ
- Celgene Corporation — biotechnology (15.8 miles)
This 42-unit property offers exposure to San Diego's Urban Core rental market with neighborhood-level occupancy at 95.3%, above national averages. The area's 57.7% renter share ranks in the top decile among metro neighborhoods, indicating strong structural rental demand. Built in 1991, the property presents potential value-add opportunities through strategic renovations while benefiting from the area's established tenant base and proximity to major employment centers including Qualcomm and Sempra Energy headquarters.
Demographic projections within a 3-mile radius show household growth supporting multifamily property research fundamentals, with median income levels of $76,341 aligning with current rent structures. However, elevated crime metrics and affordability pressure from rent-to-income ratios require careful operational management and may impact tenant retention strategies.
- Strong neighborhood occupancy at 95.3% above national averages
- Top-tier renter share at 57.7% supporting rental demand
- Value-add potential from 1991 construction vintage
- Access to major employers within 15-mile radius
- Risk factors include elevated crime metrics and affordability pressure requiring operational attention