| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 205 Beech St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1987 |
| Units | 47 |
| Transaction Date | 1995-10-09 |
| Transaction Price | $1,850,000 |
| Buyer | SEAMAN GREGG C |
| Seller | WORLD SAVINGS & LOAN ASSN |
205 Beech St, El Cajon Multifamily Opportunity
Neighborhood renter demand is supported by a high share of renter-occupied units and steady occupancy, according to WDSuite’s CRE market data, suggesting durable leasing fundamentals for a 47-unit asset in El Cajon.
The property sits in an Urban Core pocket of El Cajon where neighborhood-level occupancy has hovered near the metro middle, and renter-occupied housing is prevalent. A renter concentration around the neighborhood supports depth of tenant demand for multifamily and can aid renewal stability through cycles.
Amenity access is mixed. Grocery and pharmacy density ranks competitive among 621 San Diego metro neighborhoods and sits well above national averages, while parks and cafes are sparse locally. For families, average school ratings in the neighborhood track well below national norms, which can influence unit mix positioning and leasing strategy.
Vintage is an advantage: built in 1987 versus a neighborhood average vintage from the early 1980s, the asset should compare favorably to older stock in this submarket, though investors should still plan for lifecycle updates to major systems and common areas to maintain competitiveness.
Within a 3-mile radius, demographics point to a stable to expanding renter pool: households have grown recently and are projected to increase further over the next five years, with incomes trending higher. These dynamics, based on CRE market data from WDSuite, support ongoing demand for professionally managed rentals and can underpin occupancy stability.
Ownership costs in the neighborhood are elevated relative to incomes, and neighborhood median contract rents have risen over the past five years. This high-cost ownership market generally sustains reliance on multifamily housing, though rent-to-income levels warrant attentive lease management to mitigate retention risk.
Safety trends at the neighborhood level are weaker than both metro and national norms, with crime indicators placing the area below the U.S. average for safety. Within the San Diego metro, the neighborhood ranks in the lower tier among 621 neighborhoods, indicating investors should underwrite prudent security, lighting, and resident-experience measures.
These are neighborhood-wide signals and do not describe conditions at the property itself. Monitoring recent trend direction and comparing to nearby submarkets can help calibrate marketing and operating strategies without overreaching on block-level conclusions.
Proximity to regional employers supports workforce housing demand and commute convenience, notably in aerospace/defense, food distribution, energy utilities, and technology. The employers below anchor broad job bases that can contribute to leasing stability.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.3 miles)
- Sysco — food distribution (10.74 miles)
- Sempra Energy — energy utilities (13.16 miles) — HQ
- Qualcomm — technology & wireless (15.21 miles) — HQ
- Celgene Corporation — biotech & pharmaceuticals (15.78 miles)
This 47-unit asset, constructed in 1987, is slightly newer than the neighborhood’s early-1980s average, offering relative competitiveness versus older stock while leaving room for targeted value-add and systems modernization. Neighborhood occupancy trends sit around the metro middle, and a high share of renter-occupied housing indicates a deep tenant base that can support stable leasing. Elevated home values in the area reinforce reliance on rentals, while rent-to-income levels suggest prudent renewal strategies and amenity alignment to sustain retention.
Within a 3-mile radius, recent household growth and rising incomes, alongside forecasts for further household expansion, point to ongoing demand for professionally managed apartments. According to CRE market data from WDSuite, neighborhood rent levels have moved upward over the last five years, and strong employer access across defense, utilities, and technology underpins daily demand drivers. Investors should underwrite security and resident-experience enhancements given below-average safety readings at the neighborhood level.
- Slightly newer 1987 vintage versus local average supports competitive positioning with targeted value-add potential
- Renter-occupied concentration and metro-median neighborhood occupancy support durable tenant demand and renewal depth
- Household growth and income gains within 3 miles indicate a larger renter pool and support for rent levels
- Regional employers in defense, energy, and technology provide diverse job access that can aid leasing stability
- Risk: Below-average neighborhood safety and rent-to-income pressure call for thoughtful security and renewal management