| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 E Lexington Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1995 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
250 E Lexington Ave El Cajon Multifamily Investment
This 100-unit property benefits from strong rental demand in a neighborhood where 78.6% of housing units are renter-occupied, according to CRE market data from WDSuite.
The property sits within an Urban Core neighborhood in the San Diego metro that ranks in the top quartile nationally for rental occupancy, with 78.6% of housing units renter-occupied versus a typical neighborhood mix. Neighborhood-level occupancy rates remain stable at 94.4%, indicating consistent demand for rental housing in this submarket.
Built in 1995, this property represents newer construction compared to the neighborhood average of 1975, potentially reducing near-term capital expenditure needs and providing competitive positioning. The surrounding area offers strong amenity density with 25.29 restaurants per square mile ranking in the 97th percentile nationally, plus grocery stores and childcare facilities that support tenant retention.
Demographics within a 3-mile radius show a stable renter pool with 143,150 residents and modest population growth projected through 2028. The area maintains median household income of $80,691 with rent-to-income ratios at 0.34, suggesting manageable affordability for tenants. Home values averaging $424,339 help sustain rental demand by keeping ownership costs elevated relative to renting options.
Contract rent trends show the neighborhood median at $1,655 for one-bedroom units, with 30% growth over five years. Projections indicate continued rent growth potential with median rents forecast to reach $2,260 by 2028, supporting revenue stability for well-positioned properties.
The neighborhood's safety profile shows mixed indicators relative to the broader San Diego metro. Property crime rates rank 373rd among 621 metro neighborhoods, placing it in the lower-middle tier locally, though crime trends show a 7.7% decline year-over-year. Violent crime rates are below regional averages but increased 25.3% in the past year, reflecting broader urban patterns that warrant monitoring.
For multifamily investors, these metrics suggest standard urban security considerations apply. Properties in similar contexts typically benefit from professional management practices including adequate lighting, controlled access systems, and tenant screening protocols that help maintain stable occupancy despite broader neighborhood trends.
The property benefits from proximity to major San Diego employers that support workforce housing demand, including defense, technology, and energy companies within commuting distance.
- L-3 Telemetry & RF Products — defense & aerospace (10.4 miles)
- Sysco — food distribution (11.3 miles)
- Sempra Energy — utilities HQ (12.9 miles)
- Qualcomm — technology HQ (15.5 miles)
- Celgene Corporation — biotechnology (16.0 miles)
This 100-unit property built in 1995 offers investors exposure to a fundamentally rental-oriented neighborhood where nearly 80% of housing units are renter-occupied, well above typical suburban markets. The Urban Core location provides tenant convenience through high amenity density while maintaining occupancy rates of 94.4% that indicate consistent absorption. Demographics within a 3-mile radius show stable household formation and income growth supporting rental demand, with median household income projected to reach $103,937 by 2028.
The property's 1995 vintage positions it as newer than the neighborhood average, potentially reducing immediate capital expenditure needs while benefiting from projected rent growth to $2,260 by 2028. However, investors should monitor the area's mixed safety profile and consider whether current rent-to-income ratios at 0.34 provide adequate buffer for future increases without affecting tenant retention.
- Strong rental market fundamentals with 78.6% renter occupancy rate
- Stable neighborhood occupancy at 94.4% indicating consistent demand
- 1995 construction provides competitive positioning versus older neighborhood stock
- Projected rent growth to $2,260 by 2028 supports revenue expansion
- Risk consideration: Mixed safety metrics require active property management