| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 29th | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 228 Chambers St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1978 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | $2,325,000 |
| Buyer | GANDHI AND GANDHI M D INC |
| Seller | SAN DIEGO FORECLOSURE SERVICES INC |
228 Chambers St El Cajon Multifamily Investment
Renter concentration in the neighborhood is high, while neighborhood occupancy has softened, according to WDSuite’s CRE market data. Elevated ownership costs in San Diego County support ongoing rental demand at this location.
Located in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro, the neighborhood carries a B- rating and offers day-to-day convenience with restaurants and cafes concentrated at levels that rank in the top decile nationally. Grocery and park access trend above national averages as well, while average school ratings sit below national norms—an important consideration for family-oriented leasing strategies.
Neighborhood occupancy is 85.5% (neighborhood metric, not property-specific) and has eased over five years, signaling potential lease-up and retention work but also room to capture demand with competitive positioning. At the same time, renter-occupied housing accounts for roughly two-thirds of units, indicating a deep tenant base for multifamily assets.
Home values sit in higher national percentiles and the value-to-income ratio is elevated for the area, reinforcing reliance on rental housing and supporting pricing power for well-managed properties. Median asking rents are also high relative to national benchmarks, yet rent-to-income levels point to some affordability pressure—suggesting measured rent growth and attentive renewal management.
Within a 3-mile radius, modest population growth and rising household counts indicate a gradually expanding renter pool, with projections pointing to further household gains by 2028. These dynamics, grounded in WDSuite’s multifamily property research, support long-run demand, particularly for properties that balance unit quality with attainable rent levels.
Safety indicators compare less favorably to national benchmarks. Overall crime levels align with lower national percentiles, and violent-offense measures are also low nationally, indicating a tougher safety profile relative to many U.S. neighborhoods. Recent data show year-over-year improvement in violent-offense trends, suggesting gradual stabilization rather than deterioration.
Investors often respond to similar conditions with enhanced property-level security, lighting, and access controls, along with resident engagement. Relative to the broader San Diego metro, the neighborhood does not rank among top-performing areas for safety, so asset plans should incorporate practical operating measures without assuming outsized risk reduction from market forces alone.
Proximity to diversified employers supports workforce housing demand and commuter convenience, led by defense/aerospace, food distribution, energy, and technology firms listed below.
- L-3 Telemetry & RF Products — defense & aerospace (9.9 miles)
- Sysco — food distribution (10.8 miles)
- Sempra Energy — utilities & energy (12.6 miles) — HQ
- Qualcomm — technology (15.0 miles) — HQ
- Celgene Corporation — biopharma offices (15.5 miles)
This 51-unit asset benefits from a renter-heavy neighborhood where ownership costs are comparatively high, supporting durable rental demand. Neighborhood occupancy has softened, but restaurant, cafe, grocery, and park access outperform national averages—conditions that can aid leasing and renewal performance when paired with competitive unit finishes and responsive management.
Within a 3-mile radius, population growth is modest and household counts are trending up, indicating a gradually expanding tenant base. According to CRE market data from WDSuite, high neighborhood rent levels relative to national benchmarks coexist with elevated rent-to-income, so revenue strategy should balance rent growth with retention to manage affordability pressure and sustain occupancy.
- Renter-occupied concentration supports a deep tenant base and consistent leasing velocity.
- Amenity access (dining, cafes, groceries, parks) trends above national averages, aiding resident satisfaction and renewals.
- High-cost ownership market in the metro underpins ongoing reliance on rentals and pricing power for well-managed assets.
- Risk: Neighborhood safety metrics trail national norms and rent-to-income is elevated—plan for security measures and retention-focused revenue management.