| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 220 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
220 S Anza St, El Cajon CA — Multifamily Investment Profile
Steady neighborhood occupancy and a deep renter base point to durable tenant demand, according to WDSuite’s CRE market data, with positioning that can support consistent leasing for mid-sized assets.
The property sits in an Urban Core pocket of El Cajon within the San Diego–Chula Vista–Carlsbad metro. Neighborhood occupancy runs above national norms (95%+; 72nd percentile nationally), suggesting generally stable leasing conditions for multifamily. The renter-occupied share of housing units is very high (about four out of five; 99th percentile nationally), which signals a deep tenant pool and supports ongoing demand for professionally managed apartments.
On amenities, the area shows mixed signals: cafe density is a standout (94th percentile nationally) and childcare options are plentiful (98th percentile nationally), but immediate access to grocery stores, pharmacies, parks, and sit-down restaurants is limited within the neighborhood footprint. For investors, that typically means residents rely on nearby commercial corridors for daily needs, which can still sustain demand if transit and arterial connectivity are adequate.
Home values in the neighborhood are elevated relative to much of the country, and the value-to-income ratio sits in the 92nd percentile nationally. In practice, this high-cost ownership market tends to reinforce renter reliance on multifamily housing, which can aid lease retention and pricing power when managed carefully. At the same time, a rent-to-income ratio near 0.40 in the neighborhood indicates affordability pressure, warranting active lease management and renewal strategies.
Within a 3-mile radius, demographics point to a stable-to-expanding renter base: population has inched up in recent years, households increased over the last five years, and forecasts indicate additional household growth by 2028. Income levels have risen over the past five years as well, which can support rent performance, while a modest average household size underscores family and workforce housing demand. These dynamics, based on CRE market data from WDSuite, suggest continued depth in the tenant pool, though affordability should be monitored.
Vintage matters: built in 2000, the asset is newer than the neighborhood’s average 1980 construction year. That typically improves competitive positioning versus older stock, though two-decade-old systems and finishes may still require targeted upgrades to protect occupancy and rent premiums.
Safety trends are mixed. Compared with many neighborhoods in the San Diego–Chula Vista–Carlsbad metro (621 total), this area ranks toward the safer end of the local spectrum on aggregate crime (rank 507 of 621, where lower ranks indicate more crime). However, its national standing sits in a lower safety percentile (around the 22nd percentile nationwide), indicating higher crime exposure than many U.S. neighborhoods.
Recent year-over-year movements show volatility in violent offense estimates, which investors should treat as a monitoring item rather than a fixed condition. A practical takeaway is to underwrite to neighborhood-level trends rather than block-level assumptions and to consider standard security, lighting, and access controls in capital plans.
Nearby employment hubs help anchor renter demand, with proximity to L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene supporting commute convenience for a diverse workforce.
- L-3 Telemetry & RF Products — defense & aerospace (11.0 miles)
- Sysco — foodservice distribution (11.6 miles)
- Sempra Energy — energy utilities (13.5 miles) — HQ
- Qualcomm — wireless technology (16.1 miles) — HQ
- Celgene Corporation — biopharma offices (16.6 miles)
220 S Anza St offers investors exposure to a renter-heavy El Cajon micro-location with occupancy levels above national norms and NOI per unit performance that sits in the stronger national tiers for the neighborhood. According to CRE market data from WDSuite, the surrounding neighborhood shows a very high share of renter-occupied units and steady occupancy, which together point to durable leasing fundamentals for a 35-unit asset. Elevated home values relative to incomes in the area further reinforce reliance on rental housing, supporting depth of demand.
Constructed in 2000, the property is newer than the neighborhood’s 1980 average vintage, improving competitive positioning versus older stock while still calling for targeted modernization as systems age. Within a 3-mile radius, households have grown and are projected to expand further by 2028, indicating a larger tenant base. Balancing these strengths, affordability pressure (high rent-to-income at the neighborhood level) and mixed safety indicators suggest tighter renewal strategies and prudent underwriting.
- Renter-heavy neighborhood supports demand and occupancy stability
- Newer 2000 vintage versus local 1980 average offers competitive edge
- Elevated ownership costs bolster multifamily reliance and retention
- 3-mile household growth (historical and forecast) expands the tenant base
- Risks: affordability pressure (high rent-to-income), mixed safety trends, and limited immediate neighborhood amenities