| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 542 Ballantyne St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1973 |
| Units | 60 |
| Transaction Date | 2025-07-24 |
| Transaction Price | $14,400,000 |
| Buyer | 310 LINDA WAY LLC |
| Seller | MF PANDA NR OWNER CA LP |
542 Ballantyne St, El Cajon Multifamily Investment
Stabilized renter demand and a deep tenant base in an Urban Core setting support consistent leasing, according to WDSuite’s CRE market data. Neighborhood occupancy trends and high-cost homeownership dynamics point to durable multifamily need with disciplined rent management.
Situated in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood carries a C+ rating and performs above the metro median on overall housing fundamentals, per WDSuite. Renter-occupied housing accounts for a sizable share of units at the neighborhood level, indicating depth in the tenant pool and supporting multifamily absorption and retention. Neighborhood occupancy is around the metro midpoint, suggesting steady, but competitive, leasing conditions.
Daily-needs access is a relative strength: grocery and pharmacy availability rank Top quartile among 621 metro neighborhoods, and restaurants are also competitively supplied. By contrast, the area is thin on parks and cafes, which may modestly limit lifestyle appeal for some segments. School ratings in the surrounding area track in lower national percentiles, an item for underwriting where family-driven demand is central.
Ownership costs are elevated for the metro, and home values benchmark high versus national norms. In practice, a high-cost ownership market tends to reinforce reliance on rental options, supporting pricing power when paired with attentive lease management and renewals. Rent-to-income levels suggest some affordability pressure, so operators should balance rent growth with retention tactics.
The property’s 1973 vintage is older than the neighborhood’s average construction year, highlighting potential capital planning and value-add opportunities. Select system upgrades and unit renovations can enhance competitive positioning against newer stock and help capture demand in this Urban Core location. Nearby amenities and strong grocery/pharmacy access can further support leasing velocity. For investors conducting commercial real estate analysis, the mix of strong daily-needs access and a large renter base underpins the submarket’s multifamily relevance.
Demographic indicators within a 3-mile radius show a stable population with recent growth in households and incomes, and projections call for additional household expansion by the late-2020s. This combination points to a larger tenant base over time, which can support occupancy stability and broaden the prospective renter pool.
Safety indicators are below the metro average and track in lower national percentiles, signaling a higher incidence of reported crime relative to many U.S. neighborhoods. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood ranks toward the lower end of the 621-neighborhood distribution, so investors should underwrite appropriate security measures and tenant experience practices.
Recent year-over-year readings also show increases in both property and violent offense estimates. While conditions can vary block to block and over time, prudent assumptions include enhanced lighting, access controls, and partnership with local resources to support resident comfort and retention. Monitoring trend direction and incorporating operating protocols into pro formas can help manage leasing risk.
Employment anchors within a 10–16 mile commute include aerospace/defense, food distribution, energy utilities, and technology, helping support renter demand and leasing stability for workforce and professional tenants. The list below reflects nearby employers that can influence commute convenience and tenant retention.
- L-3 Telemetry & RF Products — defense & aerospace (10.4 miles)
- Sysco — food distribution (10.8 miles)
- Sempra Energy — energy utilities (13.2 miles) — HQ
- Qualcomm — technology & wireless (15.3 miles) — HQ
- Celgene Corporation — biopharma offices (15.9 miles)
542 Ballantyne St aligns with renter-driven fundamentals in an Urban Core pocket where the neighborhood’s renter-occupied share is high and occupancy sits near the metro midpoint. Elevated home values relative to national norms encourage continued reliance on multifamily housing, supporting demand depth and renewal potential. The 1973 vintage creates a clear value-add path through targeted renovations and system upgrades to sharpen competitive positioning against newer product.
Households within a 3-mile radius have been expanding, with additional growth forecast through the late-2020s, pointing to a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, daily-needs access (notably grocery and pharmacy) ranks competitively across the metro, which can aid leasing and retention even as operators balance rent growth with affordability and safety considerations.
- Large renter base and steady neighborhood occupancy support ongoing leasing
- Older 1973 vintage offers practical value-add and capex-driven upside
- Strong grocery/pharmacy access and nearby employment hubs reinforce tenant retention
- High-cost ownership market sustains rental demand, with measured rent management
- Risk: below-metro safety indicators and affordability pressure warrant conservative underwriting