| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 360 E Bradley Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1988 |
| Units | 70 |
| Transaction Date | 2011-10-13 |
| Transaction Price | $4,500,000 |
| Buyer | PREBYS CONRAD |
| Seller | RODNEY A JOHNSON & ASSOCIATES #VII |
360 E Bradley Ave, El Cajon Multifamily Investment
Neighborhood fundamentals support renter demand, with mid-90s occupancy and a majority of units renter-occupied according to WDSuite’s CRE market data. Positioned for stable operations within San Diego County, the asset benefits from a deep tenant base and proximity to major employment centers.
The property sits in an Urban Core neighborhood of the San Diego–Chula Vista–Carlsbad metro that is above the metro median for overall livability and housing performance, supported by strong food and daily-needs access. Restaurant density ranks competitive among 621 metro neighborhoods and grocery access is in the top decile nationally, indicating convenient essentials for residents and steady appeal for workforce renters, based on commercial real estate analysis from WDSuite.
Renter-occupied housing makes up a majority of neighborhood units (renter concentration above the metro median), which points to a sizable tenant base and supports leasing continuity for multifamily assets. Neighborhood occupancy trends have held in the mid-90s, helping underpin income stability through cycles at the sub-neighborhood level rather than the property specifically.
Within a 3-mile radius, the population has inched higher with a firmer increase in households over the past five years, expanding the local renter pool. Forward-looking projections indicate additional household growth alongside rising incomes, which can support demand for rental units and help maintain occupancy. Where rent-to-income ratios run elevated locally, owners may emphasize lease management and renewals to balance pricing power with retention.
Amenity mix is mixed: strong access to groceries and pharmacies contrasts with limited nearby parks and cafés, suggesting residents lean on broader San Diego amenities for recreation and third places. School rating data in this neighborhood is limited; investors typically underwrite to broader district benchmarks when evaluating family-oriented demand.
Safety trends warrant attention. The neighborhood s overall crime rank is toward the lower end among 621 San Diego metro neighborhoods, and national percentiles indicate below-average safety compared with neighborhoods nationwide. Investors commonly reflect this by underwriting for enhanced on-site security, stronger loss assumptions, and tenant-screening rigor.
Recent year-over-year changes show property and violent incident indicators tracking weaker than national norms. While conditions can vary block to block and improve over time, a conservative approach to operating expenses and vacancy/collection assumptions is prudent when modeling.
Proximity to diversified employers supports commuter convenience and renter retention, with access to distribution, aerospace/defense, energy utilities, life sciences, and technology hubs noted below.
- Sysco food distribution (9.8 miles)
- L-3 Telemetry & RF Products defense & aerospace (10.5 miles)
- Sempra Energy energy utilities (14.0 miles) HQ
- Qualcomm semiconductors & wireless tech (14.9 miles) HQ
- Celgene Corporation biopharma offices (15.6 miles)
This 70-unit multifamily asset offers scale in a renter-heavy neighborhood where occupancy has remained resilient and essentials access is strong. According to CRE market data from WDSuite, neighborhood renter concentration sits above the metro median and grocery/pharmacy access outperforms nationally, supporting day-to-day convenience and steady demand from workforce households. Within a 3-mile radius, modest population growth and a larger increase in households point to a gradually expanding tenant base that can support occupancy stability over the next cycle.
Built in 1988, the property is slightly newer than the area s early/mid-1980s vintage, offering an opportunity to compete well against older stock while still allowing for targeted value-add through common-area refreshes, in-unit updates, or systems modernization. Underwriting should account for affordability pressure (higher rent-to-income ratios) and localized safety considerations, balanced by strong employer access and durable renter demand.
- Renter-heavy neighborhood and mid-90s occupancy support income stability
- Daily-needs access (groceries/pharmacies) ranks strong nationally, aiding retention
- 1988 vintage allows competitive positioning with room for selective value-add
- Regional employment nodes (defense, energy, tech, life sciences) within commuter range
- Risks: below-average safety metrics and higher rent-to-income ratios call for prudent expense and renewal assumptions