| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 29th | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 275 Ballantyne St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 34 |
| Transaction Date | 2012-04-20 |
| Transaction Price | $2,850,000 |
| Buyer | PREBYS CONRAD |
| Seller | WINKLER RALPH E |
275 Ballantyne St El Cajon Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy at the neighborhood level, according to CRE market data from WDSuite. Investors should note the area’s strong renter base and location advantages within San Diego County.
Located in El Cajon within San Diego County’s Urban Core, the property sits in a neighborhood that shows high occupancy and a deep renter base. Neighborhood occupancy is strong and in the top quartile nationally, and the renter-occupied share ranks among the highest in the metro (ranked near the top out of 621 neighborhoods), signaling a sizable tenant pool for multifamily owners. These are neighborhood metrics, not property-specific performance.
Amenity access is mixed: neighborhood data highlights exceptional density of grocery options and parks (both competitive at the top of national distributions) and strong restaurant availability, while cafes, childcare, and pharmacies are comparatively limited. For investors, the net effect supports daily convenience and lifestyle appeal, which can aid leasing and retention even if certain service categories are thinner locally.
Within a 3-mile radius, demographic trends indicate modest recent population growth with a projected increase over the next five years, alongside a notable projected rise in household counts. This points to a larger tenant base over time and supports occupancy stability. Median incomes in the 3-mile area are rising, which can underpin rent levels, while rent growth expectations at the neighborhood level have been healthy in recent years.
Ownership costs in the neighborhood are elevated relative to national benchmarks, which tends to reinforce reliance on rental housing and can support pricing power for well-positioned assets. At the same time, a higher rent-to-income ratio at the neighborhood level suggests some affordability pressure; owners may need active lease management and renewal strategies to balance rent growth with retention.
Built in 1985, the asset is newer than the neighborhood’s average vintage (1973). That positioning can be competitively favorable versus older stock, while still warranting selective capital planning for systems and interiors to meet current renter expectations and maintain NOI.
Neighborhood safety indicators are below national norms, with violent and property offense measures sitting in lower national percentiles compared with peer areas nationwide. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood’s crime standing is below the metro median among 621 neighborhoods. These are area-level indicators rather than property-specific conditions.
Recent trends are mixed: neighborhood data shows a year-over-year decline in violent offenses, while property offenses increased over the same period. Investors often account for these dynamics through security enhancements, lighting, and resident engagement, and by monitoring local trends over time.
The area draws from a diversified employment base across defense electronics, food distribution, energy utilities, and wireless technology, supporting renter demand through commute convenience to nearby job centers. Key nearby employers include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense electronics (10.5 miles)
- Sysco — food distribution (11.1 miles)
- Sempra Energy — energy utilities (13.2 miles) — HQ
- Qualcomm — wireless technology (15.5 miles) — HQ
- Celgene Corporation — biopharmaceuticals (16.1 miles)
275 Ballantyne St offers a 34-unit, mid-1980s vintage asset positioned in a renter-heavy El Cajon neighborhood where occupancy is strong at the neighborhood level. The area benefits from abundant daily-needs amenities (notably groceries and parks) and broad regional employment access. Elevated ownership costs in the neighborhood context tend to sustain multifamily demand, while rising 3-mile household counts point to a growing renter base. According to CRE market data from WDSuite, the neighborhood’s renter concentration and occupancy backdrop compare favorably to national benchmarks, supporting income stability for professionally managed assets.
The 1985 vintage is newer than the local average stock and can compete well with older buildings, though investors should plan for targeted modernization of systems and interiors to drive rent premiums and retention. While area safety indicators lag national averages and rent-to-income metrics suggest some affordability pressure, thoughtful operations and capital planning can mitigate risk and preserve leasing momentum.
- Strong neighborhood occupancy and deep renter base support income stability
- Amenity-rich daily needs (groceries, parks, restaurants) aid leasing and retention
- 1985 vintage newer than area average; value-add potential via selective upgrades
- Regional employers across defense, utilities, and wireless broaden the tenant pool
- Risks: below-average area safety and affordability pressure require active management