| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 29th | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 174 Roanoke Rd, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
174 Roanoke Rd, El Cajon Multifamily Investment
Neighborhood occupancy remains elevated and stable while ownership costs are high for the metro, supporting durable renter demand in El Cajon, according to WDSuite’s CRE market data.
Situated in San Diego County’s Urban Core, the submarket around 174 Roanoke Rd shows resilient renter fundamentals: the neighborhood’s occupancy is strong and sits in the top quartile nationally, while the area’s value-to-income ratio ranks high versus the U.S., indicating a high‑cost ownership market that can sustain multifamily demand and lease retention.
Amenities skew practical: grocery and park access are exceptionally dense (both near the top nationally), and restaurant density is also very high. However, immediate cafe and pharmacy options are limited within the neighborhood. For investors, this mix supports day‑to‑day livability and broad appeal, though residents may travel slightly farther for certain conveniences.
Within a 3‑mile radius, demographics point to a steady and expanding renter base: households increased over the last five years with forecasts calling for further growth by 2028, and the renter‑occupied share is a little over half of housing units. This suggests a deep tenant pool and supports occupancy stability for professionally managed assets.
Rents in the neighborhood have trended upward over the past five years, and median home values are elevated for the area. Together with strong occupancy, these dynamics can support pricing power for well‑positioned assets, while also warranting active lease management to balance affordability.
The property’s 2000 construction is newer than the neighborhood’s average vintage (1970s), offering relative competitiveness versus older stock. Investors should still underwrite routine modernization for building systems and common areas to maintain positioning against newer supply.
Safety indicators for the neighborhood trail many U.S. areas. The neighborhood’s crime rank is 508 out of 621 within the San Diego–Chula Vista–Carlsbad metro, placing it below the metro median and in lower national percentiles for safety. Property offenses are comparatively elevated, while recent data indicates violent offense rates have eased year over year. For underwriting, operators often prioritize lighting, access controls, and resident engagement to support retention and asset performance.
Proximity to defense/aerospace, utilities, food distribution, telecommunications, and biotech employers supports a diverse commuter tenant base and helps leasing stability for workforce housing. The list below highlights nearby anchors by distance.
- L-3 Telemetry & RF Products — defense & aerospace (10.6 miles)
- Sysco — food distribution (11.2 miles)
- Sempra Energy — utilities (13.2 miles) — HQ
- Qualcomm — telecommunications (15.6 miles) — HQ
- Celgene Corporation — biotechnology (16.2 miles)
This 53‑unit asset benefits from strong neighborhood occupancy, high regional ownership costs, and dense everyday amenities that support renter demand. Within a 3‑mile radius, households have grown and are projected to increase further, expanding the local tenant base and supporting lease‑up and retention. Based on CRE market data from WDSuite, the area’s rents have trended upward alongside elevated neighborhood occupancy, pointing to durable fundamentals for well‑managed multifamily.
Built in 2000, the property is newer than much of the surrounding 1970s stock, providing relative competitive positioning. Investors should plan for selective modernization to sustain performance, and account for tenant affordability pressure and localized safety considerations through prudent leasing and asset management strategies.
- Elevated neighborhood occupancy and rising rents support cash‑flow stability
- High ownership costs in the metro reinforce reliance on rentals, aiding pricing power
- 2000 vintage offers a competitive edge versus older local stock, with targeted value‑add potential
- Diverse nearby employers underpin a broad commuter tenant base
- Risks: affordability pressures (rent‑to‑income) and below‑median safety require proactive management