| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 525 E Camden Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1988 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | $995,000 |
| Buyer | CORTEZ DEVELOPMENT GROUP LLC |
| Seller | BROWN MARSHALL F |
525 E Camden Ave El Cajon Multifamily Investment
Renter demand is durable here, with neighborhood occupancy above national norms and a high share of renter-occupied units, according to WDSuite’s CRE market data. Investors should view this asset as a stable, workforce-oriented play with potential to benefit from steady leasing fundamentals.
Situated in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood rates B- and is competitive among 621 metro neighborhoods on overall livability (rank 322 of 621). Amenity access is a relative strength — restaurants, groceries, and daily services place the area in a competitive tier (amenity rank 55 of 621, near the top of the metro), supporting resident convenience and tenant retention.
For multifamily investors, tenure patterns are notable: the neighborhood has a very high concentration of renter-occupied housing units (among the highest in the metro; rank 21 of 621 and top tier nationally). That depth of the renter base, paired with neighborhood occupancy that trends above the national median, underpins leasing stability and reduces exposure to seasonality across cycles.
Within a 3-mile radius, demographics are stable with modest population growth and a rising household count, and projections indicate further increases in households through 2028. This points to a larger tenant base over time and supports occupancy stability. Median contract rents in the vicinity have trended upward and are forecast to continue rising, which can sustain revenue growth with disciplined lease management.
Ownership costs in the neighborhood are elevated relative to incomes (high national percentile for value-to-income), which tends to reinforce reliance on multifamily rentals and can support pricing power and lease-up velocity. Built in 1988, the property is newer than the area’s average vintage (1975), suggesting a competitive position versus older stock while still warranting targeted capital planning for systems and common-area modernization to capture value-add upside.
Safety varies across the metro, and this neighborhood trends below the metro median on crime (rank 414 of 621). Compared with neighborhoods nationwide, violent and property offense rates are in lower national safety percentiles, indicating higher incidence than many U.S. areas; however, recent data show property offenses improving year over year. Investors should incorporate prudent security measures and underwriting cushions consistent with urban core submarkets.
Nearby employers span defense electronics, food distribution, energy utilities, biotech, and telecommunications — a diversified base that supports renter demand via steady commutes and workforce housing needs.
- L-3 Telemetry & RF Products — defense & aerospace (10.7 miles)
- Sysco — food distribution (11.6 miles)
- Sempra Energy — energy utility (13.0 miles) — HQ
- Qualcomm — telecommunications & R&D (15.8 miles) — HQ
- Celgene Corporation — biotech (16.3 miles)
This 70-unit 1988 community offers exposure to a renter-heavy submarket with occupancy that sits above national norms and amenity access that ranks competitively within the San Diego metro. The property’s slightly newer-than-area vintage can be leveraged with targeted renovations to enhance positioning versus older stock, while a strong base of renter-occupied housing supports depth of demand and lease retention. Based on commercial real estate analysis from WDSuite, neighborhood rents have trended upward and are projected to keep rising, which favors long-term cash flow if paired with disciplined expense control.
Within a 3-mile radius, household counts are growing and are projected to expand further, indicating a larger tenant base and sustained leasing velocity. Elevated ownership costs in the area tend to reinforce reliance on multifamily rentals, supporting pricing power; however, investors should manage for affordability pressure and incorporate conservative assumptions on rent growth where appropriate.
- Renter-heavy neighborhood with occupancy trending above national norms supports stable leasing
- 1988 vintage offers value-add potential to outperform older local stock
- Amenity access and diversified nearby employers aid retention and leasing velocity
- Demographic tailwinds within 3 miles suggest a growing renter pool through 2028
- Risks: below-metro-median safety metrics and affordability pressure require prudent underwriting