| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 441 Dominguez Way, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
441 Dominguez Way El Cajon Multifamily Opportunity
Neighborhood occupancy has been strong, supporting income stability for smaller assets in this pocket of El Cajon, according to WDSuite’s CRE market data. Focused operations can leverage established renter demand while monitoring tenant affordability and retention.
The property sits within an Urban Core neighborhood in the San Diego–Chula Vista–Carlsbad metro with a C+ rating, where everyday amenities are a clear strength. Grocery access, pharmacies, restaurants, and cafes rank among the higher concentrations nationwide, reinforcing day-to-day convenience that supports resident retention and leasing velocity. Parks are also comparatively accessible in the local context. Childcare options are limited in the immediate neighborhood, which can influence unit mix performance for family-oriented demand.
From an income and rent perspective, the neighborhood’s occupancy performance is competitive among San Diego–Chula Vista–Carlsbad neighborhoods (ranked 190 of 621) and stronger than many U.S. neighborhoods. At the same time, local rent-to-income dynamics indicate elevated affordability pressure, so active lease management and renewal strategies matter for maintaining occupancy stability.
Renter concentration is very high in the neighborhood (ranked 13 of 621, top percentile nationally), pointing to a deep tenant base for multifamily. Within a 3-mile radius, population and households have grown in recent years and are projected to continue increasing, expanding the renter pool and supporting demand for professionally managed units. These 3-mile demographic statistics suggest a larger tenant base over time, which can help backfill turnover and sustain occupancy.
Compared with metro and national patterns, neighborhood-level NOI per unit benchmarks as above average, indicating room for disciplined pricing and operational execution. School ratings in the area trend below national averages, which may modestly temper family-driven demand but typically has less impact on smaller, workforce-oriented assets than on larger, Class A properties.
Safety indicators for the neighborhood trend weaker than metro and national averages. The area ranks 600 out of 621 San Diego–Chula Vista–Carlsbad neighborhoods for crime, placing it toward the higher-crime end locally. Nationally, the neighborhood compares below average on both property and violent offense measures.
Investors often address this by underwriting enhanced on-site security, lighting, and access controls, and by emphasizing tenant screening and community standards. Monitoring recent trendlines and coordinating with local resources can help manage risk without overextending operating budgets.
Proximity to diversified employers supports renter demand and commute convenience for the workforce, including defense technology, food distribution, energy utilities, and telecom. These anchors help deepen the tenant base drawn from nearby job centers.
- L-3 Telemetry & RF Products — defense & aerospace (10.9 miles)
- Sysco — food distribution (11.2 miles)
- Sempra Energy — energy utilities (13.6 miles) — HQ
- Qualcomm — telecommunications & semiconductors (15.8 miles) — HQ
- Celgene Corporation — biotechnology (16.4 miles)
This 22-unit asset benefits from a high-renter, amenity-rich neighborhood that has historically maintained solid occupancy relative to the metro, with leasing supported by deep daily-needs retail and employment access. Within a 3-mile radius, recent growth in households and a projected increase over the next five years point to a larger tenant base, which can support occupancy stability and consistent collections as units turn.
Operationally, above-average neighborhood NOI per unit and strong amenity density favor ongoing leasing performance, according to CRE market data from WDSuite. Key items to watch include elevated rent-to-income ratios that can raise retention risk, below-average school ratings for family-driven demand, and locally elevated crime that may necessitate targeted security investments. Disciplined expense control and focused unit positioning should help capture steady demand while managing these risks.
- High renter concentration and amenity access support depth of tenant demand and leasing velocity
- Neighborhood occupancy is competitive in the metro, aiding income stability through turns
- 3-mile population and household growth expand the renter pool, supporting backfill and retention
- Above-average neighborhood NOI per unit suggests room for disciplined pricing and operations
- Risks: elevated rent-to-income pressure, below-average school ratings, and higher local crime require proactive management