| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 355 Orlando St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1974 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | $1,590,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
355 Orlando St, El Cajon Multifamily Investment
Neighborhood fundamentals point to steady renter demand and income durability, according to WDSuite’s CRE market data, with occupancy trends remaining resilient relative to the metro. Investors may find stable operations supported by a deep renter pool and strong day-to-day amenities.
Located in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the surrounding neighborhood rates C+ and is competitive among 621 metro neighborhoods (ranked 367 of 621). Amenity access is a relative strength: grocery and pharmacy density sits in the highest national percentiles, and restaurants and cafes are similarly abundant — factors that enhance day-to-day livability and support leasing stickiness.
Operationally, neighborhood occupancy is above the metro median and in the top quartile nationally, a favorable backdrop for income stability. The neighborhood also has a high renter concentration (among the highest in the metro), indicating depth in the tenant base and consistent multifamily demand. Childcare options are limited nearby, which can affect appeal for some household types, while average school ratings trend below national norms — a consideration for family-oriented marketing.
Vintage positioning matters: the property’s 1973 construction is slightly older than the neighborhood average (1976). For investors, this typically implies heightened capital planning for systems and common areas, but also the potential for value-add renovations that improve competitive standing against newer stock.
Within a 3-mile radius, demographics show modest population growth and a recent increase in households, with forecasts calling for further household expansion over the next five years. Rising median incomes and projected rent growth at the 3-mile level suggest capacity for sustained renter demand; however, managing affordability pressure remains important for retention and renewal strategies. These dynamics, taken together with strong amenity access, are supportive of occupancy stability and leasing velocity.
Safety trends are mixed and warrant underwriting attention. The neighborhood’s crime rank is near the lower end among 621 metro neighborhoods (ranked 600 of 621), and national comparisons place it below average on safety percentiles. Recent estimates also indicate elevated rates for both property and violent offenses versus national norms.
For investors, this suggests a need to budget for security-conscious operations (lighting, access controls, resident screening) and to emphasize professional management practices. Monitoring trend direction and sub-neighborhood variation is prudent, as improvements can enhance leasing, while persistence of current conditions may require ongoing expense for risk mitigation.
The area draws from a diverse regional employment base, supporting renter demand through commute access to defense/aerospace, food distribution, energy utilities, and technology. Key nearby employers include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — aerospace & defense electronics (11.5 miles)
- Sysco — food distribution (11.6 miles)
- Sempra Energy — energy utilities (14.1 miles) — HQ
- Qualcomm — wireless technology (16.4 miles) — HQ
- Celgene Corporation — biopharma (17.0 miles)
355 Orlando St offers 40 units in a supply-constrained Southern California metro, with neighborhood occupancy showing strength versus metro and national benchmarks. Based on CRE market data from WDSuite, the surrounding area maintains resilient renter demand, supported by abundant daily amenities and a high renter concentration that underpins depth of the tenant base. The 1973 vintage suggests room for value-add through targeted renovations and system upgrades to enhance competitive positioning.
Within a 3-mile radius, modest population growth, rising household counts, and increasing incomes point to a larger tenant base ahead, while proximity to diversified employers helps support leasing and retention. Key underwriting considerations include safety metrics that are below metro averages, school quality headwinds, and affordability pressure that calls for attentive lease management and measured rent setting.
- Strong neighborhood occupancy and deep renter base support income stability
- Amenity-rich location near major employment clusters aids leasing and retention
- 1973 vintage provides value-add and capital planning opportunities to drive NOI
- 3-mile demographic trends indicate growing households and income gains, reinforcing renter demand
- Risks: below-average safety metrics, lower school ratings, and affordability pressure require active management