| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 11th | Poor |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1550 E Main St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 84 |
| Transaction Date | 2019-03-01 |
| Transaction Price | $6,350,000 |
| Buyer | VISTA INTERNATIONAL INC |
| Seller | VILLA EMBASADORA INN LLC |
1550 E Main St El Cajon Multifamily Investment
This 84-unit property benefits from strong neighborhood-level occupancy at 100% and a substantial renter base, with 61.5% of local housing units tenant-occupied compared to typical ownership markets.
Located in El Cajon's urban core, this neighborhood demonstrates mixed fundamentals for multifamily investors. The area ranks in the top quartile nationally for housing metrics and shows strong renter demand, with 61.5% of housing units occupied by tenants—well above typical ownership-heavy markets. Neighborhood-level occupancy stands at 100%, indicating stable absorption and minimal vacancy pressure.
Built in 1972, this property aligns with the neighborhood's average construction year of 1974, suggesting potential value-add opportunities through strategic capital improvements and unit upgrades. The area's demographics within a 3-mile radius show a population of approximately 129,500 with steady household formation, supporting continued rental demand. Median contract rents of $1,666 reflect moderate pricing levels, though investors should monitor affordability pressures given the rent-to-income dynamics.
The neighborhood offers solid grocery access with 4.07 stores per square mile, ranking in the 94th percentile nationally, which supports tenant retention. However, amenity density remains limited in other categories, with minimal cafe, childcare, and park access that may affect competitive positioning. The area maintains an urban character with restaurant density in the 88th percentile nationally, providing lifestyle amenities valued by renters.
Safety metrics present considerations for investor evaluation and tenant retention strategies. The neighborhood ranks 526th among 621 San Diego metro neighborhoods for overall crime, placing it in the lower portion of area comparisons. Property offense rates show some volatility with a 42.8% increase over the prior year, indicating the need for ongoing security assessments and potential property management adjustments.
Violent crime rates remain more moderate relative to property crimes, though both categories warrant attention in lease-up and renewal strategies. Investors should factor security enhancements and tenant communication into operating budgets while monitoring metro-wide trends that may influence long-term tenant demand in this submarket.
The surrounding employment base includes major corporate offices that support workforce housing demand, with several Fortune 500 companies and technology employers within commuting distance of the property.
- Sysco — food service distribution (11.7 miles)
- L-3 Telemetry & RF Products — defense technology (12.3 miles)
- Sempra Energy — utilities — HQ (15.1 miles)
- Qualcomm — technology — HQ (16.9 miles)
- Celgene Corporation — biotechnology (17.6 miles)
This 84-unit property presents a value-add opportunity in El Cajon's established rental market, supported by strong local occupancy fundamentals and proximity to major San Diego employment centers. According to CRE market data from WDSuite, the neighborhood maintains 100% occupancy with substantial renter demand, as evidenced by 61.5% of housing units being tenant-occupied. The 1972 construction vintage aligns with area norms and creates renovation upside potential for investors seeking to enhance unit quality and rental premiums.
Demographics within a 3-mile radius show population stability with over 129,000 residents and steady household growth, supporting continued rental absorption. The property benefits from strong grocery access and restaurant density while being positioned within commuting distance of major employers including Qualcomm, Sempra Energy, and other Fortune 500 companies. However, investors should account for the neighborhood's crime ranking and limited amenity diversity in their operational planning and tenant retention strategies.
- Strong neighborhood occupancy at 100% with high renter concentration
- Value-add potential through strategic capital improvements and unit upgrades
- Proximity to major San Diego employers supporting workforce housing demand
- Stable demographic base with population over 129,000 within 3-mile radius
- Risk considerations include crime metrics and limited amenity diversity requiring active management