| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 541 N 1st St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2011-04-06 |
| Transaction Price | $1,357,500 |
| Buyer | COMANA UMBERTO VITTORIO |
| Seller | MARQUEZ DOLORES |
541 N 1st St El Cajon Multifamily Investment
This 20-unit property built in 1972 offers value-add potential in a neighborhood with strong rental demand. The area maintains 64.3% renter-occupied housing and benefits from rising income trends across the 3-mile radius, according to CRE market data from WDSuite.
El Cajon's urban core neighborhood demonstrates solid fundamentals for multifamily investment, with 64.3% of housing units renter-occupied—ranking in the top 5% nationally among neighborhoods. The area maintains a 91.5% occupancy rate, providing operational stability for investors. Median contract rents of $1,585 position the market competitively within the San Diego metro, while 36.6% rent growth over five years reflects strong pricing power.
Demographics within the 3-mile radius show favorable trends for rental demand. The area houses approximately 143,669 residents with a median household income of $79,285, representing 32.6% growth over five years. Projected income increases to $102,063 by 2028 suggest continued affordability for current rent levels. The 53.7% renter share of total housing units reinforces consistent tenant demand.
The neighborhood offers strong amenity density with 6.88 grocery stores per square mile—ranking in the 98th percentile nationally—plus abundant childcare and pharmacy access. However, limited recreational amenities and below-average school ratings may impact tenant retention for family demographics. The 1972 construction year aligns with the neighborhood average of 1981, indicating potential value-add opportunities through strategic renovations and unit improvements.
Property crime rates in this neighborhood present considerations for investor due diligence. The area ranks 542nd among 621 San Diego metro neighborhoods for property offense rates, placing it in the 4th percentile nationally. Violent crime rates also rank in the lower tier at the 7th percentile nationally, indicating elevated crime levels compared to most neighborhoods across the country.
Both property and violent crime rates increased approximately 16% over the past year, tracking above typical metro trends. These safety metrics warrant careful tenant screening protocols and may influence security deposit policies, insurance costs, and property management strategies. Investors should factor crime trends into rental pricing and tenant retention planning.
The property benefits from proximity to major corporate employers within the greater San Diego region, supporting workforce housing demand from technology, energy, and logistics sectors.
- L-3 Telemetry & RF Products — defense technology offices (11.2 miles)
- Sysco — food service distribution (11.3 miles)
- Sempra Energy — utilities and energy services (13.9 miles) — HQ
- Qualcomm — telecommunications and semiconductor technology (16.1 miles) — HQ
- Celgene Corporation — biotechnology and pharmaceuticals (16.7 miles)
This El Cajon property presents a value-add opportunity in a fundamentally strong rental market. The neighborhood's 64.3% renter occupancy rate ranks in the 95th percentile nationally, while median household income growth of 32.6% over five years supports rent escalation potential. The 1972 construction year offers renovation upside to capture higher rents as the area continues attracting renters priced out of coastal San Diego markets.
Demographic projections within the 3-mile radius show household growth and rising incomes through 2028, expanding the tenant base for multifamily properties. Strong amenity access, including top-percentile grocery density, supports tenant retention despite some neighborhood challenges. According to multifamily property research from WDSuite, the area's rental fundamentals remain competitive within the broader San Diego market context.
- Strong rental demand with 64.3% renter occupancy ranking 95th percentile nationally
- Value-add potential through strategic renovations of 1972-vintage units
- Growing household incomes supporting rent growth and tenant stability
- Proximity to major San Diego employment centers within 16-mile radius
- Risk consideration: Elevated crime rates require enhanced security and management protocols