| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1554 Sams Hill Rd, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 22 |
| Transaction Date | 2000-11-13 |
| Transaction Price | $1,425,000 |
| Buyer | PEPPER LANA MARY |
| Seller | ILLINOIS ST #14 LLC |
1554 Sams Hill Rd, El Cajon CA — 22-Unit Multifamily
Neighborhood occupancy is solid and renter concentration is high, supporting stable demand for a 22-unit asset, according to WDSuite’s CRE market data. With a 1977 vintage in a market where average construction skews slightly newer, the property may benefit from targeted value-add to stay competitive.
Located in El Cajon within the San Diego metro, the neighborhood shows steady renter demand fundamentals. Neighborhood occupancy is in the top quartile nationally, which supports leasing stability, while 57.7% of housing units are renter-occupied — a high renter concentration that broadens the tenant base. Median contract rents in the neighborhood track on the higher side nationally, so lease management and pricing power should be balanced against retention.
Local amenity access is mixed: grocery and restaurant density rank among the stronger pockets nationally (both above the 90th percentile), which is typically supportive for day-to-day convenience. However, parks, cafes, and childcare options are limited within the neighborhood footprint. Average school ratings trend weaker relative to national benchmarks, which investors may weigh when positioning for tenant profiles that prioritize school quality.
Within a 3-mile radius, demographics indicate a larger tenant base with modest recent population growth and a meaningful increase in households, with projections pointing to further household gains over the next five years. This household expansion suggests a growing pool of renters that can help support occupancy and absorption for well-positioned units. Median household incomes have risen, which can underpin rent collections, though a relatively high rent-to-income ratio signals potential affordability pressure and the need for active renewal strategies.
Ownership costs are elevated in context of local incomes (value-to-income measures are high nationally), which tends to reinforce renter reliance on multifamily housing and can aid lease retention. The asset’s 1977 vintage is older than the neighborhood’s average year built, creating potential value-add or capital planning opportunities to modernize interiors, systems, and common areas to compete effectively against slightly newer stock.
Safety indicators for the neighborhood are weaker than national norms, with crime measures tracking in lower national percentiles. This suggests investors should underwrite with prudent security and operational plans, and consider tenant retention strategies that emphasize well-managed on-site environments. Conditions can vary by block and over time, so neighborhood-level trends are the most useful lens for comparison across the San Diego metro.
The employment base includes distribution, defense/aerospace, energy utilities, and technology — a mix that supports renter demand via diverse, commutable jobs.
- Sysco — distribution (10.0 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.6 miles)
- Sempra Energy — energy utilities (14.0 miles) — HQ
- Qualcomm — technology & R&D (15.1 miles) — HQ
- Celgene Corporation — biotech offices (15.8 miles)
This 22-unit property combines durable renter demand with operational upside. Neighborhood occupancy performs in the top quartile nationally and the renter-occupied share is high, pointing to a deep tenant base and leasing stability relative to many U.S. neighborhoods. Elevated ownership costs in the area further support reliance on multifamily. The 1977 vintage is older than the local average, creating a clear value-add pathway through renovations and systems upgrades to enhance competitive positioning and NOI per unit.
Within a 3-mile radius, recent and projected household growth signals a larger renter pool ahead, supporting absorption and retention if units are programmed to local price points. At the same time, a higher rent-to-income profile calls for disciplined renewal strategies and resident experience investments. According to commercial real estate analysis from WDSuite, stronger grocery and restaurant density offsets thinner park and cafe coverage, reinforcing day-to-day convenience for residents.
- Top-quartile neighborhood occupancy nationally supports income durability
- High renter-occupied share indicates depth of tenant demand
- 1977 vintage offers value-add potential via targeted renovations and system updates
- Strong grocery and restaurant access enhances livability despite limited parks/cafes
- Risk: affordability pressure (higher rent-to-income) requires careful pricing and renewal management