| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 530 Graves Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1983 |
| Units | 27 |
| Transaction Date | 2007-08-20 |
| Transaction Price | $2,350,000 |
| Buyer | LEE MARIA |
| Seller | ATKINS SUSAN E |
530 Graves Ave El Cajon Multifamily Investment
Investor positioning benefits from a renter-heavy neighborhood base and mid-range occupancy at the neighborhood level, according to WDSuite’s CRE market data. Expect steady demand drivers tied to regional employment access and a high-cost ownership market in San Diego County.
Located in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood is rated C+ and classified as Urban Core. Amenity access is competitive among 621 metro neighborhoods (ranked 153 of 621), supported by strong grocery and pharmacy density, while parks and cafes are limited. For investors, this mix points to daily convenience for residents without relying on destination retail.
At the neighborhood level, occupancy trends sit near the middle of national comparisons, which can support stable leasing when paired with the area’s renter concentration. The share of housing units that are renter-occupied is high, indicating a deep tenant base for multifamily operators. Median contract rents in the neighborhood are elevated relative to many U.S. areas, so pricing strategy should balance revenue goals with retention management.
Home values in the neighborhood rank high nationally, signaling a high-cost ownership market that can sustain reliance on rental housing and support occupancy durability. By contrast, average school ratings are weak, which may temper appeal for some family renters and puts a premium on unit finishes, management quality, and value propositions unrelated to schools.
Property vintage ties to execution: the asset was built in 1983, slightly newer than the neighborhood’s average vintage. That positioning can offer a cost-effective value-add path focused on interior modernization and systems updates, helping the property compete against older stock while planning for aging mechanicals typical of 1980s construction.
Demographic indicators aggregated within a 3-mile radius show a broadly stable population with rising household counts and income gains over the last five years, with forecasts calling for additional household growth. For multifamily investors, that implies a gradually expanding renter pool and support for occupancy and leasing velocity.
Relative to neighborhoods nationwide, the area scores below average on safety measures, with neighborhood crime positioned in the lower national percentiles. Within the San Diego-Chula Vista-Carlsbad metro, its crime rank (558 among 621 neighborhoods) indicates it trails many peer neighborhoods on safety. Investors should underwrite with prudent security practices and tenant-screening standards, and consider how on-site visibility, lighting, and management presence can support resident experience.
Regional employment access includes defense/aerospace, food distribution, energy utilities, and technology, supporting a broad renter base and commute convenience for residents. Notable nearby employers include L-3 Telemetry & RF Products, Sysco, Sempra Energy, Qualcomm, and Celgene.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.2 miles)
- Sysco — food distribution (10.7 miles)
- Sempra Energy — energy utilities (13.1 miles) — HQ
- Qualcomm — technology (15.2 miles) — HQ
- Celgene Corporation — biopharma offices (15.7 miles)
530 Graves Ave is a 27-unit 1983-vintage community positioned in a renter-heavy Urban Core neighborhood of San Diego County. The neighborhood shows mid-range occupancy nationally and elevated home values, which together suggest durable multifamily demand reinforced by a high-cost ownership landscape. According to CRE market data from WDSuite, local amenity access is competitive within the metro for daily needs, while limited parks and cafes shape a pragmatic, convenience-oriented living profile.
For investors, the 1983 vintage supports a focused value-add plan—interior updates and targeted systems upgrades—to enhance competitiveness against older stock. A deep renter-occupied share at the neighborhood level expands the tenant pool, though affordability pressure and weaker school ratings warrant active lease management and targeted marketing. Nearby employment nodes in defense, energy, and technology add breadth to the potential renter base and can aid retention.
- Renter-heavy neighborhood supports depth of demand and leasing continuity
- High-cost ownership market underpins reliance on rentals and occupancy stability
- 1983 vintage offers cost-effective value-add via interior and systems modernization
- Proximity to diversified employers (defense, utilities, tech, biopharma) supports tenant retention
- Risks: below-average safety metrics and rent-to-income pressure require proactive management