| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 26th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 569 Greenfield Dr, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1989 |
| Units | 23 |
| Transaction Date | 2001-11-01 |
| Transaction Price | $2,165,000 |
| Buyer | KROEGER RICHARD J |
| Seller | CHAN CHING TSAI |
569 Greenfield Dr El Cajon Multifamily Investment
Neighborhood occupancy is solid and supported by a high share of renter-occupied units and strong daily-needs access, according to WDSuite’s CRE market data.
The property sits in El Cajon’s Urban Core within the San Diego metro, where neighborhood occupancy is competitive and has held in the top quartile nationally. This stability is reinforced by a high concentration of renter-occupied housing units, indicating a deeper tenant base and steadier leasing fundamentals at the neighborhood level rather than the property itself.
Livability is anchored by abundant daily-needs retail: grocery and pharmacy availability rank among the stronger pockets of the metro, while restaurants are plentiful. By contrast, parks and cafes are limited locally, which can influence resident preferences toward properties with on-site or nearby alternatives for open space and third places.
Within a 3-mile radius, households have grown in recent years and are projected to expand further, supporting a larger tenant base and continued demand for rental units. Median incomes in the area have been rising alongside rent levels, which can aid rent growth but also calls for careful lease management where rent-to-income ratios signal affordability pressure.
The asset’s 1989 construction is slightly newer than the neighborhood average vintage. That positioning can be competitive versus older stock, while still warranting capital planning for mid-life systems and targeted interior or common-area updates to meet current renter expectations.
For investors weighing ownership dynamics, home values in the neighborhood are elevated relative to local incomes, a setting that tends to sustain reliance on multifamily rentals and can support retention and pricing power. School options in the immediate area rate below broader benchmarks, which may matter less for studios and smaller formats but is worth consideration for larger-unit mixes.
Safety indicators for the neighborhood trend weaker than many San Diego metro areas and are below national averages. In metro ranking terms, this subarea sits toward the higher-crime end among 621 neighborhoods, and national percentiles indicate comparatively lower safety.
Investors typically address this profile through practical measures: visible property management presence, lighting and access controls, and alignment of insurance, security, and tenant-screening practices with lender requirements. Monitoring trend direction at the neighborhood level remains prudent as part of ongoing asset management.
Regional employment nodes within commuting distance include food distribution, aerospace/defense, energy utilities, wireless technology, and life sciences. These sectors support a broad renter pool and help underpin leasing stability for workforce-oriented multifamily.
- Sysco — food distribution (10.2 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.4 miles)
- Sempra Energy — utilities (13.7 miles) — HQ
- Qualcomm — wireless technology (15.1 miles) — HQ
- Celgene Corporation — biotech (15.7 miles)
This 23-unit, 1989-vintage asset benefits from neighborhood-level occupancy that ranks in the top quartile nationally and from a high share of renter-occupied housing units, supporting demand depth and lease-up resilience. Within a 3-mile radius, recent household growth and projected expansion point to a larger tenant base, while rising incomes and rent levels suggest potential for sustained investor pricing power, according to CRE market data from WDSuite.
Relative to the neighborhood’s older average vintage, the property’s year of construction positions it competitively versus older stock, with sensible capital planning for mid-life systems and selective value-add to align with today’s renter preferences. Proximity to diversified employers across logistics, energy, technology, and life sciences further supports retention, though investors should underwrite for neighborhood safety considerations and rent-to-income pressures when shaping renewal strategy.
- Top-quartile neighborhood occupancy supports rent collection and lease stability
- High renter-occupied share indicates a deeper multifamily tenant base
- 1989 vintage allows competitive positioning versus older stock with targeted value-add
- Commutable access to diversified employers supports demand and retention
- Risks: neighborhood safety ranks weaker and affordability pressure requires proactive lease management