| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 310 E Bradley Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 117 |
| Transaction Date | 2013-06-14 |
| Transaction Price | $1,449,000 |
| Buyer | RENAISSANCE RETAIL PARTNERS LLC |
| Seller | BRADLEY ST LLC |
310 E Bradley Ave El Cajon Multifamily Investment
Neighborhood metrics point to a deep renter base and steady occupancy, according to WDSuite s CRE market data, supporting a durable income profile at this El Cajon address. While pricing power must balance local affordability, the area s renter concentration underpins demand consistency.
The property sits in an Urban Core neighborhood of the San Diego metro (neighborhood rating: C) where renter-occupied housing is prevalent. The neighborhood s renter concentration is 57.7% (share of units that are renter-occupied), placing it in the 93rd percentile nationally a signal of a broad tenant base that can support leasing continuity for multifamily assets.
Occupancy in the neighborhood is 95.3%, near the metro median (ranked 311 of 621) and above the national median (73rd percentile). For investors, this suggests generally stable in-place demand with typical turnover patterns for an infill location. Neighborhood NOI per unit ranks 181 of 621, which is competitive among San Diego neighborhoods, indicating income performance that compares favorably to many local peers.
Amenities are mixed: grocery access is a relative strength (grocery density ranks 81 of 621; 96th percentile nationally) and restaurants are similarly robust (93rd percentile), while cafes, parks, and childcare options are limited within the immediate neighborhood footprint. Average reported school ratings are low in available datasets, so families focused on highly rated public options may consider a wider catchment.
Within a 3-mile radius, WDSuite data shows households increased about 5% over the last five years, with further growth projected through 2028, alongside rising median incomes. This broadens the regional renter pool and supports occupancy stability. At the same time, elevated ownership costs (high national percentile for value-to-income) tend to sustain reliance on rental housing, though lease management should remain attentive to rent-to-income dynamics.
Safety indicators for the neighborhood are below metro and national benchmarks. The area s crime rank is 595 out of 621 San Diego metro neighborhoods, and it sits in the lower national percentiles (around the 16th percentile), signaling comparatively higher reported incidents than many peer areas. Conditions can vary by block and over time; investors typically underwrite to neighborhood-level trends rather than parcel-level assumptions.
Recent year-over-year estimates indicate increases in both property and violent offenses. While these data points warrant monitoring in underwriting and operations planning (lighting, access control, and resident engagement), many investors balance these risks against the location s renter demand and access to employment nodes.
Proximity to major employment centers supports a diverse renter base and commute convenience, with nearby distribution, energy, and technology employers underpinning steady leasing. The list below highlights key nodes within a reasonable drive.
- Sysco distribution (9.8 miles)
- L-3 Telemetry & RF Products defense & aerospace offices (10.4 miles)
- Sempra Energy energy & utilities (13.9 miles) HQ
- Qualcomm wireless & semiconductors (14.9 miles) HQ
- Celgene Corporation biotech offices (15.5 miles)
This 117-unit asset is positioned in an infill El Cajon location with a high share of renter-occupied housing and neighborhood occupancy that sits near the metro median yet above the national median. Grocery and restaurant density outperform most U.S. neighborhoods, supporting daily-life convenience that can aid retention. According to CRE market data from WDSuite, the surrounding 3-mile area shows growing households and rising incomes, expanding the tenant base and reinforcing longer-term demand for rental units.
From a pricing and retention standpoint, investors should balance elevated ownership costs a supportive backdrop for multifamily with rent-to-income pressures that call for disciplined lease management. Safety indicators trend weaker than metro averages, so capital plans around access control and community standards are prudent considerations. Overall, the location s renter depth, steady occupancy profile, and proximity to employment nodes frame a durable, operations-focused thesis.
- High renter concentration supports a deep tenant base and leasing stability
- Neighborhood occupancy near metro median and above national median
- Strong grocery and restaurant access aids retention and day-to-day livability
- Household growth within 3 miles expands the renter pool over the medium term
- Risks: below-average safety metrics and rent-to-income pressure require active management