| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 478 Van Houten Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 82 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
478 Van Houten Ave, El Cajon Multifamily Investment
Neighborhood fundamentals point to a deep renter base and occupancy that is competitive at the metro level, according to WDSuite’s CRE market data. For investors, the area’s renter concentration supports leasing durability while pricing should be managed against local affordability.
Positioned in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the property benefits from an Urban Core setting with solid day-to-day convenience. Restaurant and grocery density are competitive among metro neighborhoods (ranks 50 and 116 out of 621, respectively), placing the area in the top quartile nationally for dining and everyday retail access. Childcare and pharmacy availability also test in high national percentiles, reinforcing livability for working households.
Neighborhood occupancy runs above the national median (67th percentile) and is supported by a notably high share of renter-occupied housing units—measured at the neighborhood level—indicating a broad tenant pool for multifamily assets. Median contract rents have grown over the past five years, and while momentum has moderated recently, demand depth remains tied to the area’s renter concentration and household growth within a 3-mile radius.
Within 3 miles, demographics show modest population growth alongside an increase in households through 2028, expanding the local renter pool. Income distributions are mixed, with a meaningful share of middle-income households; this supports steady demand for well-managed, mid-market apartments and suggests ongoing need for professionally operated units.
Home values in the neighborhood are elevated relative to many U.S. areas (nationally high percentile), a context that tends to sustain reliance on rental housing and can support lease retention. That said, rent-to-income ratios at the neighborhood level are on the higher side, so operators should calibrate renewal strategies carefully to balance occupancy stability with rent growth.
Safety indicators for the neighborhood are below both metro and national medians (overall crime rank 414 out of 621 metro neighborhoods; national percentiles in the lower quartile), so underwriting should reflect conservative assumptions on security-related operating practices. A constructive note: property offense rates have trended down year over year (−7.7%), which may help stabilize the environment if that trajectory continues. All figures reflect neighborhood-level trends, not the property itself.
The employment base mixes defense/aerospace, food distribution, energy utilities, life sciences, and technology—supporting renter demand across workforce and professional segments. Nearby anchors include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene Corporation.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.1 miles)
- Sysco — food distribution (11.3 miles)
- Sempra Energy — utilities (12.5 miles) — HQ
- Qualcomm — technology & R&D (15.2 miles) — HQ
- Celgene Corporation — biotech (15.7 miles)
Built in 1977, this 82-unit asset is slightly newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for targeted modernization to enhance rentability and operating efficiency. The neighborhood shows above-national-median occupancy with a very high share of renter-occupied housing units, which supports a larger tenant base and leasing durability, according to CRE market data from WDSuite.
Within a 3-mile radius, households are projected to increase through 2028 and incomes trend higher, reinforcing multifamily demand. Amenity access is strong across dining, groceries, childcare, and pharmacies, which can aid retention. Key watch items include neighborhood safety metrics that trail metro norms and higher rent-to-income readings, which call for prudent lease management and value-focused improvements rather than aggressive pricing.
- Above-national-median neighborhood occupancy and deep renter concentration support demand stability
- 1977 vintage offers value-add potential via targeted renovations and system upgrades
- Strong amenity access (dining, groceries, childcare, pharmacies) aids retention and leasing
- 3-mile household and income growth expand the tenant base through the forecast period
- Risks: below-median neighborhood safety and higher rent-to-income levels require disciplined lease and CapEx planning