| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 29th | Poor |
| Amenities | 50th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 325 Wisconsin Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | 2017-06-12 |
| Transaction Price | $4,300,000 |
| Buyer | 325 WISCONSIN LLC |
| Seller | 325W LLC |
325 Wisconsin Ave El Cajon Multifamily Investment
Neighborhood fundamentals indicate steady renter demand, with occupancy measured for the surrounding area tracking above most U.S. neighborhoods, according to WDSuite s CRE market data. This positioning supports a durable cash-flow profile for a 30-unit asset in San Diego County.
The property sits in El Cajon s Urban Core, where neighborhood occupancy is competitive among San Diego Chula Vista Carlsbad neighborhoods (ranked 167 of 621; top-quartile nationally). This is a neighborhood metric, not the property s, but it points to stable leasing conditions and supports investor confidence in sustained rent roll performance.
Daily-needs access is a local strength: grocery options and parks rank in the top tier nationally, and restaurants are also dense relative to most neighborhoods nationwide. By contrast, cafes and pharmacies are limited within the immediate neighborhood footprint, which can modestly temper lifestyle appeal but doesn t materially detract from workforce-oriented renter demand.
Within a 3-mile radius, demographics show a larger tenant base over time: population has inched higher in recent years, households are up, and WDSuite data projects further household growth over the next five years. This expansion supports a broader renter pool and leasing resilience for mid-scale multifamily assets.
Tenure patterns within 3 miles indicate a renter-occupied share near the mid-50s, suggesting a deep base of apartment demand rather than owner-dominant dynamics. Ownership costs in the neighborhood test high versus national norms (value-to-income ranks in the top decile nationally), which tends to sustain reliance on rental housing and can aid pricing power and retention. Median rents and incomes have both risen, though a higher rent-to-income ratio at the neighborhood level warrants routine lease management and renewal strategies.
Safety trends should be contextualized at the neighborhood scale. Based on WDSuite s CRE market data, this neighborhood sits below national averages for safety (overall crime is in a lower national percentile), indicating investors should underwrite proactive security measures and asset management oversight. That said, recent readings show violent incidents trending down year over year, an incremental improvement versus many peer areas.
Compared with the San Diego Chula Vista Carlsbad metro, the neighborhood s crime rank places it in the weaker half of the 621 tracked neighborhoods. Use these insights as directional context for underwriting rather than as block-level guidance, and pair with on-the-ground diligence.
Nearby employers support a diversified workforce tenant base and commute convenience for residents, with concentrations in defense electronics, food distribution, energy utilities, wireless technology, and life sciences.
- L-3 Telemetry & RF Products defense & aerospace electronics (10.0 miles)
- Sysco food distribution (10.8 miles)
- Sempra Energy energy utilities (12.8 miles) HQ
- Qualcomm wireless technology (15.0 miles) HQ
- Celgene Corporation life sciences (15.6 miles)
325 Wisconsin Ave offers a straightforward workforce housing thesis in an Urban Core location where neighborhood occupancy is competitive across the metro and in the top quartile nationally. The 1973 vintage suggests a practical value add angle modernization of interiors, common areas, and building systems to enhance rent positioning and reduce near-term capex uncertainty through planned upgrades.
Within a 3-mile radius, population and household counts have grown and are projected to expand further, implying a larger tenant base and support for occupancy stability. Ownership costs benchmark high versus national norms, reinforcing reliance on rental housing; however, a higher rent-to-income profile in the neighborhood argues for disciplined lease management. According to commercial real estate analysis from WDSuite, these dynamics align with steady renter demand while warranting conservative underwriting on affordability and turnover.
- Competitive neighborhood occupancy supports stable leasing
- 1973 vintage positions the asset for value add upgrades and rent optimization
- Growing 3-mile household base expands the renter pool and supports retention
- High ownership costs locally underpin renter reliance and pricing power
- Risk: elevated rent-to-income at the neighborhood level requires careful renewal and underwriting