| 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
Amenity density and a deep renter base in the surrounding neighborhood point to steady leasing conditions, according to WDSuite’s CRE market data. The area’s high-cost ownership market supports durable rental demand while requiring attentive affordability management.
This Urban Core location in El Cajon benefits from strong daily-needs access: restaurants and cafes register in the mid-to-high 90s nationally for density, and grocery and pharmacy access also sit well above national averages. That convenience supports resident retention and leasing velocity for workforce-oriented units.
Neighborhood occupancy is above national norms, indicating resilient demand. Renter concentration is high, suggesting a sizable tenant base and deeper marketing reach for 1–2 bedroom product. At the same time, limited park access in the immediate area may modestly temper lifestyle appeal, placing more emphasis on on-site amenities and unit finishes.
Home values are elevated versus national benchmarks, a dynamic that tends to reinforce reliance on multifamily rentals and can support pricing power when managed thoughtfully. However, rent-to-income levels indicate some affordability pressure, so disciplined renewals and targeted concessions may be useful to sustain retention.
Within a 3-mile radius, demographics show modest population growth, expanding household counts, and rising incomes, pointing to a gradually larger tenant base. Forward-looking estimates indicate further increases in households over the next five years, which should support occupancy stability for well-positioned assets based on CRE market data from WDSuite.
Safety conditions are mixed relative to broader U.S. neighborhoods. The area sits below the national average for safety, but recent trends are nuanced: property-related incidents have moved lower year over year, while violent offense rates have increased over the same period. Outcomes vary by block and time of day, so investors typically underwrite with conservative security and lighting assumptions and monitor local trendlines.
Within the San Diego-Chula Vista-Carlsbad metro (621 neighborhoods), this neighborhood tracks below the metro median on safety. For portfolio context, the recent decline in property offenses offers a constructive signal, yet the uptick in violent offenses warrants continued attention to tenant communication, access control, and partnership with local resources.
Nearby employment nodes span aerospace/defense, food distribution, energy utilities, wireless/semiconductors, and biotech, supporting a broad renter base and commute convenience that can aid leasing stability.
- L-3 Telemetry & RF Products — defense & aerospace (10.0 miles)
- Sysco — food distribution (11.3 miles)
- Sempra Energy — energy/utilities (12.4 miles) — HQ
- Qualcomm — wireless/semiconductors (15.2 miles) — HQ
- Celgene Corporation — biotech (15.7 miles)
478 Van Houten Ave totals 82 units with an average unit size near 791 square feet. Built in 1977, the asset may benefit from targeted capital upgrades and common-area improvements to sharpen competitiveness against newer inventory while capturing steady demand. High renter concentration in the neighborhood, amenity-rich surroundings, and a high-cost ownership landscape point to a supportive backdrop for occupancy and rent durability. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends track above national norms, while strong daily-needs access reinforces retention.
Within a 3-mile radius, household counts have increased and are projected to expand further, indicating a larger tenant base over time. Rising incomes should help absorb asking rents, yet elevated rent-to-income ratios suggest careful renewal strategies and amenity-driven value creation are prudent. Taken together, the location supports stable operations with measured upside from renovation and asset management.
- High renter concentration and amenity density support a deep tenant base and steady leasing
- Neighborhood occupancy sits above national norms, aiding revenue consistency
- 1977 vintage offers value-add potential via unit and common-area upgrades
- Expanding households within 3 miles point to a gradually larger renter pool
- Risks: elevated rent-to-income levels and below-metro safety positioning call for prudent underwriting