| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 325 E Bradley Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1980 |
| Units | 114 |
| Transaction Date | 2021-08-26 |
| Transaction Price | $28,655,500 |
| Buyer | 325 E BRADLEY CA LP |
| Seller | 596 SUNSET TERRACE LLC |
325 E Bradley Ave, El Cajon Multifamily Investment
Neighborhood occupancy trends appear resilient and supported by a sizable renter-occupied base and projected household growth within 3 miles, according to WDSuite’s CRE market data. This positioning can help sustain demand while selective value-add may enhance returns in a high-cost ownership market.
Located in El Cajon within the San Diego metro, the neighborhood scores above the metro median for overall amenities, with strong access to daily needs like grocery stores and pharmacies, while parks and cafe density are limited. Restaurant density ranks in the higher range nationally, supporting lifestyle convenience that can aid leasing and retention for workforce-oriented assets.
For investors, it is important to note that the neighborhood occupancy rate is strong on a national basis (top quartile nationally), and the share of neighborhood housing units that are renter-occupied is competitive among San Diego neighborhoods and high versus national norms. This indicates a deeper tenant base and potential demand stability for multifamily—context that complements property-level underwriting but does not substitute for it.
Within a 3-mile radius, population has inched higher and households have grown, with forecasts pointing to additional increases in households by 2028. That expansion implies a larger tenant base and can support occupancy stability. Median incomes in the 3-mile area have risen materially over the last five years, which helps absorb rent growth, though lease management should account for affordability pressure where the neighborhood rent-to-income ratio trends elevated.
The property’s 1980 vintage is slightly older than the neighborhood’s average construction year. Investors should plan for capital expenditures tied to building systems and common-area updates; conversely, this can create value-add potential to improve competitive positioning against newer stock. Based on multifamily property research from WDSuite, neighborhood housing indicators sit in the top quartile nationally, reinforcing baseline market strength even as micro-level variation within submarkets persists.
Relative to the San Diego metro, the neighborhood’s crime rank places it near the lower end among 621 neighborhoods, indicating below-average safety compared with the region. Nationally, the area scores in a low percentile for safety, suggesting investors should underwrite security measures and consider potential impacts on marketing and retention.
Recent year-over-year changes indicate increases in both property and violent offenses at the neighborhood level. While conditions can vary block to block, prudent assumptions for operating expenses, lighting and access controls, and resident engagement programs are advisable when assessing risk-adjusted returns.
Nearby employment anchors span distribution, aerospace/defense, energy, and life sciences—supporting a broad renter base and commute convenience for residents attracted to workforce housing. Notable employers include Sysco, L-3 Telemetry & RF Products, Sempra Energy, Qualcomm, and Celgene Corporation.
- Sysco — distribution (9.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace offices (10.4 miles)
- Sempra Energy — energy (13.8 miles) — HQ
- Qualcomm — telecommunications & semiconductors (14.9 miles) — HQ
- Celgene Corporation — life sciences (15.6 miles)
325 E Bradley Ave offers 114 units averaging roughly 877 square feet, positioned in a neighborhood with nationally strong neighborhood occupancy and a high renter-occupied share. Within 3 miles, households have increased and are projected to grow further by 2028, pointing to renter pool expansion that can support leasing and renewals. According to CRE market data from WDSuite, ownership costs are elevated relative to incomes locally, which tends to reinforce reliance on rental housing and can support pricing power for well-managed assets.
Built in 1980, the property may benefit from targeted capital plans—systems, interiors, and common areas—to sharpen competitive positioning against slightly newer stock. Amenity access is favorable for daily needs and dining, though limited parks and cafe density and below-average safety metrics warrant thoughtful asset management, underwriting for security, and focus on resident experience.
- High renter concentration and strong neighborhood occupancy support demand depth
- 3-mile household growth and rising incomes expand the tenant base
- 1980 vintage presents value-add potential via targeted renovations and system upgrades
- Daily-needs and dining access aid leasing and retention despite limited parks/cafes
- Risks: below-average safety and affordability pressure; underwrite security and rent growth accordingly