| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 61st | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1535 Granite Hills Dr, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 68 |
| Transaction Date | 1998-03-20 |
| Transaction Price | $1,020,000 |
| Buyer | KEVANE ROBERT F |
| Seller | TRU DINGWALL RUTH P POWER OF APPOINTMEN |
1535 Granite Hills Dr El Cajon Multifamily Opportunity
Neighborhood occupancy is notably stable at the area level, and elevated ownership costs in San Diego County tend to sustain renter demand, according to WDSuite’s CRE market data.
This suburban pocket of El Cajon offers quiet residential surroundings with limited immediate retail and cafe density, which can favor car-based renters seeking value and space. At the neighborhood scale, median household income trends sit well above national norms, and median home values rank high for the region—factors that signal a high-cost ownership market that can reinforce reliance on multifamily rentals and support lease retention.
Schools in the area average about the national upper half, and neighborhood renter affordability appears manageable with rents positioned below typical rent-to-income pressure for coastal California. Median contract rents trend in the upper national percentiles, yet the rent-to-income ratio remains favorable for ongoing pricing power and occupancy management, based on CRE market data from WDSuite.
Demographic statistics aggregated within a 3-mile radius indicate steady population growth and a larger household base over the past five years, with forecasts pointing to continued increases in households and a slight expansion of the renter pool by 2028. A renter-occupied share above half in this 3-mile view provides a deeper tenant base than the immediate neighborhood tenure mix suggests, supporting long-run demand for multifamily units.
The property’s 1984 vintage is newer than the neighborhood’s average construction year (1977). That positioning can be competitively helpful versus older stock, while still leaving room for targeted modernization of building systems and finishes to capture value-add upside.
Safety metrics for the neighborhood indicate conditions below the national median, with higher property and violent offense rates compared to many U.S. neighborhoods. Within the San Diego–Chula Vista–Carlsbad metro (621 neighborhoods), this area performs below the metro median for safety; however, recent trends show improvement in violent offenses year over year, even as property offenses have ticked up. For investors, this mix points to prudent asset management—lighting, access control, and resident engagement—rather than a structural deterrent to demand.
Proximity to diversified employers supports a broad renter base and commute convenience, including defense technology, food distribution, utilities, semiconductors, and biotech noted below.
- L-3 Telemetry & RF Products — defense & aerospace (12.5 miles)
- Sysco — food distribution (12.8 miles)
- Sempra Energy — utilities (14.6 miles) — HQ
- Qualcomm — semiconductors (17.5 miles) — HQ
- Celgene Corporation — biotech (18.1 miles)
1535 Granite Hills Dr brings 68 units with average floor plans around the mid-700s SF to a suburban El Cajon location where neighborhood-level occupancy has been exceptionally stable and ownership is costly relative to income—dynamics that typically bolster renter reliance on multifamily. According to CRE market data from WDSuite, rents and incomes in the area sit in higher national percentiles while rent-to-income levels remain manageable, supporting pricing power without overextending residents.
The 1984 vintage is slightly newer than the local average stock and may benefit from targeted renovations to enhance competitiveness versus older assets. Within a 3-mile radius, population and household growth, along with a majority renter-occupied share, point to sustained tenant demand that can support occupancy stability and thoughtful value-add execution over time.
- High-cost ownership market supports renter demand and retention
- Neighborhood-level occupancy stability underpins leasing performance
- 1984 vintage offers practical value-add via system and finish upgrades
- 3-mile radius shows population and household growth, expanding the tenant base
- Risks: limited walkable amenities and below-median safety require active management