| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 16th | Poor |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 411 Dorothy St, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
411 Dorothy St, El Cajon — 24-Unit Multifamily Investment
Neighborhood occupancy is in the mid-90s, supporting income stability at this 24-unit asset, according to WDSuite s CRE market data. Strong nearby daily-needs amenities and a sizable renter base point to durable demand, with pricing power tied to careful affordability and retention management.
Located in El Cajon within the San Diego metro, the property sits in an Urban Core neighborhood rated C+ that performs above the metro median on several livability factors. Grocery and restaurant access are strengths (both near the top of the national distribution), while parks density is also competitive nationwide. Caf e9s and pharmacies are less dense locally, suggesting daily needs are well covered even if specialty convenience is thinner. These dynamics support renter retention and day-to-day livability for workforce tenants.
Renter-occupied housing represents a majority of neighborhood units (high renter concentration relative to most of the metro), indicating a deep tenant base for multifamily. Neighborhood occupancy trends are above metro median levels, which can support lower downtime and steadier cash flows through cycles. For context, the neighborhood ranks 366 out of 621 San Diego-area neighborhoods for occupancy, placing it above the metro median, based on CRE market data from WDSuite.
Within a 3-mile radius, demographics show recent population growth and an increase in households, with forecasts indicating further gains over the next five years. This points to a larger tenant base and continued demand for rental units, which can support occupancy stability and leasing velocity. Household incomes in the 3-mile area have been rising, broadening the qualified renter pool over time.
Home values in the neighborhood are elevated relative to local incomes (top end of national value-to-income comparisons), which tends to sustain reliance on rental housing and can aid lease retention. At the same time, higher rent-to-income levels in the immediate neighborhood suggest some affordability pressure, calling for disciplined lease management and amenity-value positioning to maintain occupancy.
The building s 2000 construction is newer than the neighborhood average vintage (ranked 210 of 621 for average age), providing a competitive edge versus older stock. Investors should still plan for targeted system updates or modernization to keep the property competitive with newer deliveries across the metro.
Safety outcomes are mixed relative to the San Diego metro and the nation. The neighborhood s crime rank is 432 out of 621 metro neighborhoods, which is below the metro median, and national safety percentiles indicate it performs below the national median. In practical terms, investors should underwrite standard security measures and consider how on-site management, lighting, and access controls can support tenant retention.
Property offenses sit in the lower national percentiles, and violent offense measures also track below national medians, with year-over-year trends mixed. These are neighborhood-level indicators rather than property-specific data; comparing them with submarket and city trends during diligence can help calibrate insurance assumptions and operating practices.
Proximity to major employers supports workforce housing demand and commute convenience, including L 3–3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene. This employment base can help drive leasing stability and renewal prospects.
- L-3 Telemetry & RF Products defense & aerospace offices (11.97 miles)
- Sysco foodservice distribution (12.21 miles)
- Sempra Energy energy utilities (14.31 miles) HQ
- Qualcomm wireless & semiconductors (16.94 miles) HQ
- Celgene Corporation biotech & pharmaceuticals (17.50 miles)
411 Dorothy St offers a 24-unit footprint in an Urban Core neighborhood where renter-occupied share is high and neighborhood occupancy trends sit above the metro median. Daily-needs amenities are strong, helping support retention, while 3-mile demographics point to population growth and a forecasted increase in households, expanding the renter pool. The 2000 construction is newer than the neighborhood average, positioning the asset competitively versus older stock, though selective modernization can further enhance leasing performance.
Elevated ownership costs relative to incomes reinforce renter reliance on multifamily housing, supporting demand depth and potential pricing power when paired with measured lease management. According to CRE market data from WDSuite, the neighborhood s occupancy and amenity access compare favorably to many San Diego subareas, while affordability pressure and safety variability remain underwriting considerations rather than deal breakers.
- Occupancy above metro median supports income durability and lower downtime.
- High renter concentration indicates a deep tenant base for multifamily leasing.
- Newer 2000 vintage versus local average offers competitive positioning with targeted upgrades.
- Strong grocery/restaurant/park access underpins livability and renewal potential.
- Risks: neighborhood safety metrics below national medians and affordability pressure require disciplined operations and resident retention strategies.