| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 322 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $597,300 |
| Buyer | TEMPEL PERRY |
| Seller | ORSIBS LLC |
322 S Anza St El Cajon 22-Unit Multifamily Investment
Stabilized renter demand and a newer 2000-vintage profile relative to local stock suggest competitive positioning, according to WDSuite’s CRE market data. The neighborhood’s occupancy trends and high renter concentration point to depth of tenant demand with prudent attention to affordability and lease management.
Situated in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood is classified as Urban Core with a C- rating and ranks 570 out of 621 metro neighborhoods. While that places it below the metro median, occupancy in the surrounding area trends solid and above national norms (72nd percentile nationally), supporting baseline stability for multifamily assets.
Renter concentration is notably high: 80.4% of housing units are renter-occupied, ranking 17 of 621 locally (top tier among San Diego neighborhoods). For investors, that depth of renter-occupied stock signals a broad tenant base and supports leasing continuity, though it also heightens the need for competitive positioning on renewals.
Amenity access skews mixed. The area scores very strong for cafes and childcare density (94th and 98th percentiles nationally), indicating daily-life convenience, but neighborhood data show limited walk-to groceries, parks, and pharmacies. Investors should underwrite resident convenience accordingly and consider on-site or nearby service partnerships to offset softer retail adjacency.
Home values in the neighborhood are elevated relative to many U.S. areas (89th percentile nationally), a high-cost ownership backdrop that can reinforce reliance on multifamily rental options and support retention. At the same time, rent-to-income ratios skew high locally, suggesting affordability pressure that warrants thoughtful lease management and amenity-value alignment. The property’s 2000 construction year is newer than the neighborhood’s average 1980 vintage, which can enhance competitiveness versus older stock while still requiring routine modernization planning as systems age. Demographic statistics aggregated within a 3-mile radius indicate modest population growth and a rising household count historically, with forecasts pointing to a meaningful increase in households by 2028—expanding the near-term renter pool and supporting occupancy stability based on CRE market data from WDSuite.
Neighborhood safety indicators trend below the metro average within the San Diego-Chula Vista-Carlsbad region (ranked 507 out of 621 metro neighborhoods). Compared with neighborhoods nationwide, the area sits in lower national percentiles for both violent and property offenses, indicating a comparatively less safe profile.
Recent trend data show a year-over-year increase in estimated violent offense rates and a modest rise in property offenses. For investors, this argues for proactive security measures, resident engagement, and operating policies calibrated to the submarket, rather than assuming block-level uniformity. As always, safety conditions can vary by street and over time; investors should pair these comparative metrics with on-the-ground diligence.
Nearby employers span defense/aerospace, food distribution, energy, and technology, providing diverse job centers that support renter demand and commute convenience for workforce housing. Included below are L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.0 miles)
- Sysco — food distribution (11.7 miles)
- Sempra Energy — energy (13.5 miles) — HQ
- Qualcomm — technology & R&D (16.1 miles) — HQ
- Celgene Corporation — biopharma (16.6 miles)
This 22-unit property built in 2000 positions ahead of the neighborhood’s older average stock, offering relative competitiveness on finishes, systems, and curb appeal while leaving room for targeted modernization. Neighborhood occupancy trends sit above national norms and the renter-occupied share is among the highest in the metro, supporting depth of demand and leasing durability. Within a 3-mile radius, households have grown and are projected to expand further by 2028, signaling a larger tenant base and underpinning occupancy stability. Elevated home values in the area reinforce reliance on rental housing, though high rent-to-income ratios argue for disciplined rent setting and value delivery.
According to CRE market data from WDSuite, the surrounding neighborhood posts solid occupancy relative to national benchmarks alongside strong cafe and childcare density but thinner access to groceries, parks, and pharmacies. Investors should balance these strengths with measured risks, including below-median neighborhood ranking within the metro and affordability pressure that can affect renewal behavior. Overall, the asset’s vintage, location fundamentals, and expanding household base support a durable long-term thesis for cash flow with prudent operations.
- 2000 vintage offers a competitive edge versus older local stock, with manageable modernization plans
- Above-national occupancy trends and high renter concentration support demand depth and leasing stability
- 3-mile household growth and forecast expansion expand the tenant base and support retention
- High-cost ownership market reinforces reliance on rentals, aiding pricing power with careful lease management
- Risks: below-metro neighborhood ranking and affordability pressure warrant conservative underwriting and proactive resident engagement