| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 31st | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1850 Pepper Valley Ln, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 31 |
| Transaction Date | 1994-03-18 |
| Transaction Price | $1,450,000 |
| Buyer | HOBAN THOMAS J |
| Seller | HALENZA JUDD G |
1850 Pepper Valley Ln El Cajon 31-Unit Multifamily
Positioned in an inner-suburban pocket of El Cajon with steady neighborhood occupancy and a high-cost ownership backdrop that helps sustain renter reliance, according to WDSuite s CRE market data. Newer-than-area vintage supports competitive positioning while prudent capital planning can unlock value.
This inner-suburban location in El Cajon offers day-to-day convenience with strong neighborhood access to groceries and childcare relative to national norms, while restaurant options are present but parks and cafes are limited. For investors, this mix suggests practical livability for working households, though the limited green space and cafe density may modestly temper lifestyle appeal.
Neighborhood housing dynamics are balanced: occupancy trends sit around the low-90% range, and the share of housing units that are renter-occupied is roughly one-third, indicating a moderate but durable tenant base for multifamily. Median home values and value-to-income ratios are elevated versus national benchmarks, which typically reinforces rental demand and lease retention as households weigh ownership costs.
Within a 3-mile radius, population and households have grown in recent years, with households projected to expand further through 2028. Rising median and mean incomes in this radius point to a larger tenant base with improving rent-paying capacity, supporting occupancy stability and measured pricing power. School ratings in the immediate neighborhood score on the lower side compared with national peers, which may influence family-oriented demand profiles, but does not preclude workforce-oriented leasing.
Vintage also matters for competitive positioning. The asset s 1984 construction is newer than the neighborhood s average vintage, helping it compete against older stock; however, systems and finishes may still warrant targeted upgrades to support rent growth and retention. For underwriting, rent-to-income levels indicate some affordability pressure, suggesting active lease management and value-add scope should be matched with pragmatic pricing. Based on commercial real estate analysis from WDSuite, amenity access and ownership costs underpin steady renter demand despite mixed lifestyle indicators.
Safety indicators are mixed. Compared with many San Diego metro neighborhoods (621 total), neighborhood crime levels sit on the higher side, but recent year-over-year declines in property offenses are a constructive trend. Nationally, overall conditions track near the middle of the pack, with violent incidents comparatively less favorable and property crime showing notable improvement. Investors should underwrite with prudent security and lighting plans and monitor trend direction rather than any single-year reading.
Proximity to regional employers supports workforce-driven renter demand and commute convenience, including distribution, defense/aerospace, energy utilities, biopharma, and technology anchors noted below.
- Sysco distribution (10.6 miles)
- L-3 Telemetry & RF Products defense & aerospace offices (11.8 miles)
- Sempra Energy energy utilities (15.2 miles) HQ
- Qualcomm technology & R&D (16.2 miles) HQ
- Celgene Corporation biopharma (16.9 miles)
1850 Pepper Valley Ln offers 31 units in an inner-suburban El Cajon setting where renter demand is supported by elevated ownership costs, a moderate renter concentration, and proximity to major employment nodes. The property s 1984 vintage is newer than the neighborhood average, providing a competitive edge versus older stock while leaving room for targeted value-add to modernize systems and finishes.
Within a 3-mile radius, population and household counts have been rising and are projected to continue increasing, expanding the local renter pool. Neighborhood occupancy trends sit near the low-90s; according to CRE market data from WDSuite, this, combined with improving household incomes, supports stable absorption and retention. Affordability pressure is present, so thoughtful amenity upgrades and disciplined rent setting can help sustain leasing velocity.
- Newer-than-area 1984 vintage enables competitive positioning with value-add potential
- Elevated ownership costs in the area reinforce reliance on multifamily housing
- Expanding 3-mile renter base and income growth support occupancy stability
- Proximity to regional employers underpins workforce demand and retention
- Risks: mixed safety signals, lower school ratings, and affordability sensitivity require disciplined operations