| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 404 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | $1,675,000 |
| Buyer | SCHAEFER JAMES R GHISLAINE P |
| Seller | --- |
404 S Anza St El Cajon Multifamily Investment
This 47-unit property built in 1977 operates in a high-density rental market with 80.4% of neighborhood housing units occupied by renters. The area ranks in the top 1% nationally for rental tenure share, indicating strong structural demand for multifamily housing.
The property sits in an Urban Core neighborhood within the San Diego-Chula Vista-Carlsbad metro, ranking 570th among 621 metro neighborhoods with a C- rating. Built in 1977, this asset aligns with the neighborhood's average construction year of 1980, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements.
Rental demand fundamentals remain strong, with 80.4% of neighborhood housing units occupied by renters—ranking in the top 1% nationally for rental tenure share. Neighborhood-level occupancy stands at 95.1%, performing above the 72nd percentile nationally. Contract rents average $1,784 monthly, placing the area in the 87th percentile nationwide for rent levels, while home values of $599,000 support rental demand by maintaining elevated ownership costs relative to renting.
Demographics within a 3-mile radius show a population of 142,821 with median household income of $81,710. Projections through 2028 indicate household growth of 24.7% and median income increases of 27.5%, expanding the potential renter pool. The area's rent-to-income ratio suggests affordability pressure that requires careful lease management considerations, though the high rental tenure share indicates households remain committed to renting despite cost pressures.
Amenity access varies significantly, with strong childcare density (98th percentile nationally) supporting family renters, but limited grocery and restaurant options within walking distance. The neighborhood's amenity rank of 348th among 621 metro neighborhoods reflects this mixed accessibility profile, which may influence tenant retention strategies.
Property crime rates in the neighborhood show 1,132 incidents per 100,000 residents annually, ranking 242nd among 621 San Diego metro neighborhoods and placing in the 20th percentile nationally. Violent crime rates of 305 incidents per 100,000 residents rank 370th metro-wide, corresponding to the 15th percentile nationally.
Both property and violent crime metrics indicate the area performs below metro and national averages for safety. Recent trends show property crime increased 5.7% year-over-year, while violent crime rose 105.1%. Investors should factor these safety considerations into tenant screening, security measures, and insurance planning as part of comprehensive risk management.
The property benefits from proximity to major San Diego employers, including technology and energy companies that provide workforce housing demand within commuting distance.
- L-3 Telemetry & RF Products — defense technology (11.0 miles)
- Sysco — food distribution (11.7 miles)
- Sempra Energy — utilities (13.4 miles) — HQ
- Qualcomm — technology (16.1 miles) — HQ
- Celgene Corporation — biotechnology (16.6 miles)
This 47-unit property capitalizes on El Cajon's strong rental fundamentals, with 80.4% of neighborhood housing units occupied by renters—the highest rental tenure share in the San Diego metro. According to CRE market data from WDSuite, neighborhood-level occupancy of 95.1% exceeds national medians, while median rents of $1,784 rank in the 87th percentile nationally. The 1977 construction year presents value-add renovation opportunities to capture upside in this high-demand rental market.
Demographic projections through 2028 show household growth of 24.7% within a 3-mile radius, expanding the potential tenant base while median incomes are forecast to increase 27.5%. Home values of $599,000 maintain elevated ownership costs that reinforce rental demand, though rent-to-income pressures require careful lease management. The Urban Core location provides access to San Diego's major employment centers, including technology and energy headquarters within commuting distance.
- Top 1% nationally for rental tenure share indicates structural multifamily demand
- Neighborhood occupancy of 95.1% exceeds national medians for stability
- 1977 vintage offers value-add renovation upside potential
- Projected 24.7% household growth expands tenant pool through 2028
- Crime rates below metro averages require enhanced security and risk management considerations