| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 29th | Poor |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 316 Wisconsin Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
316 Wisconsin Ave El Cajon Multifamily Investment
Renter demand is supported by a high neighborhood renter concentration and strong amenity access, while the 1972 vintage suggests value-add potential. According to WDSuite’s CRE market data, local home values sit in higher national percentiles, which can sustain reliance on multifamily rentals.
This Inner Suburb pocket of El Cajon offers daily convenience and service access that is competitive among San Diego neighborhoods. Cafes and restaurants score in the national upper quartile, with neighborhood ranks of 80 and 98 out of 621 respectively — top quartile among metro peers — while grocery coverage ranks 257 of 621 (above metro median). Parks (270/621) and pharmacies (180/621) also land above the metro median, providing balanced livability for residents.
The asset’s 1972 construction is older than the neighborhood’s average vintage of 1979 (rank 341/621), pointing to potential capital expenditure needs and practical renovation or repositioning upside for a value-add strategy. The share of housing units that are renter-occupied is high at the neighborhood level (rank 78/621; top quartile), deepening the tenant base and supporting multifamily leasing.
Within a 3-mile radius, demographic statistics show modest population growth over the last five years and an increase in households, with WDSuite indicating additional household gains projected over the next five years. This expands the local renter pool and can support occupancy stability and leasing velocity.
Neighborhood rents sit in higher national percentiles and have grown over the last five years, while the neighborhood occupancy rank (563 of 621; below metro median) suggests operators should emphasize leasing execution and resident retention. Elevated home values (nationally high percentile) in the area point to a high-cost ownership market that can reinforce reliance on rentals, supporting pricing power when paired with sound lease management and unit quality. Average school ratings are low for the neighborhood (below national median), a consideration for family-oriented renters and asset positioning.
Safety conditions in the neighborhood rank weaker relative to many San Diego metro peers (crime rank 461 out of 621), and national comparisons also place the area below average for safety. Recent trend data from WDSuite shows a year-over-year decline in estimated violent offenses, while property offenses ticked up slightly, signaling a mixed but closely watched trend. Investors should underwrite security measures and resident experience accordingly and compare against nearby submarkets during comp surveys.
Proximity to diversified corporate offices supports a broad workforce renter base and commute convenience for residents. Notable employers within a commutable radius include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — corporate offices (10.0 miles)
- Sysco — corporate offices (10.7 miles)
- Sempra Energy — corporate HQ (12.8 miles) — HQ
- Qualcomm — corporate HQ (15.0 miles) — HQ
- Celgene Corporation — corporate offices (15.5 miles)
316 Wisconsin Ave brings 36 units with a 1972 vintage in an amenity-rich Inner Suburb location. The neighborhood shows a high share of renter-occupied housing units (top quartile rank locally), strong food-and-beverage density, and elevated home values that can sustain reliance on multifamily rentals. Within a 3-mile radius, WDSuite indicates households have grown and are projected to increase further, expanding the tenant base and supporting occupancy and leasing. According to CRE market data from WDSuite, neighborhood rents are in higher national percentiles, reinforcing long-term demand with thoughtful unit positioning.
Key considerations include below-median neighborhood occupancy relative to the metro, affordability pressure (higher rent-to-income readings), and safety metrics that lag regional benchmarks. These are manageable with focused capex, operational execution, and value-add upgrades that differentiate product quality and support retention.
- Amenity-rich Inner Suburb near top-quartile dining/cafes supports renter appeal
- High neighborhood renter concentration deepens tenant base for multifamily demand
- 1972 vintage offers practical value-add and modernization opportunities
- 3-mile household growth and projected increases underpin leasing and retention
- Risks: below-median neighborhood occupancy, affordability pressure, and weaker safety metrics