| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 574 Ballantyne St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1979 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $1,012,700 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
574 Ballantyne St El Cajon Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and occupancy near the metro midpoint, according to WDSuite’s CRE market data. Elevated renter concentration and a high-cost ownership backdrop support leasing durability for well-positioned units.
Located in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the property sits in a C+ rated Urban Core neighborhood that is competitive among metro peers (ranked 401 of 621). Amenity access is a relative strength at the metro level (amenities rank 153 of 621), with strong grocery and pharmacy density compared with neighborhoods nationwide, though café and park options are more limited. For investors, this mix supports daily convenience while suggesting potential for experience-oriented retail growth over time.
Renter demand signals are constructive. The neighborhood shows a strong share of renter-occupied housing units, which points to a deep tenant base for multifamily assets. Neighborhood occupancy trends sit around the national median, suggesting stable lease-up potential for competitively priced product. Median asking rents are above national norms, reflecting regional pricing power while warranting attention to unit-level value proposition.
Within a 3-mile radius, demographics indicate a stable to expanding renter pool: population is essentially flat to modestly growing, while household counts have increased and are projected to rise further. Forecasts call for additional households by mid-decade and higher median incomes, which typically supports rent growth and occupancy stability rather than new-unit formation. If population and household sizes shift, investors should interpret this as evolving household composition that can sustain demand for a variety of unit types.
Ownership costs are elevated versus local incomes (high national value-to-income percentile), which generally sustains reliance on rental housing and can support pricing power for well-located communities. School ratings in the neighborhood score low relative to national peers, a factor to consider for family-oriented unit mixes. The average construction year in the area is early-1980s; at 1979, this asset is slightly older than average, which suggests potential value-add through interior and system updates to enhance competitive positioning and retention.
Safety metrics trend below national percentiles, and the neighborhood ranks weaker than many within the San Diego-Chula Vista-Carlsbad metro (crime rank 558 out of 621). Nationally, the area sits in lower safety percentiles, indicating higher reported incidents compared with many neighborhoods across the country.
Recent estimates also indicate a year-over-year uptick in both property and violent incidents. Investors typically address this with targeted security measures, lighting and visibility improvements, and resident engagement, while underwriting to longer marketing times or modestly higher operating costs where appropriate.
Nearby employers span defense, food distribution, energy utilities, and technology, supporting a diverse employment base and commute convenience that can bolster renter retention. The list below highlights notable names within a roughly 10–16 mile radius that commonly draw residents from East County.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.36 miles)
- Sysco — food distribution (10.77 miles)
- Sempra Energy — energy utilities (13.21 miles) — HQ
- Qualcomm — technology & wireless (15.26 miles) — HQ
- Celgene Corporation — biotech (15.83 miles)
This 26-unit 1979-vintage property offers a practical value-add angle in an Urban Core location where renter demand is supported by a strong renter-occupied share and a high-cost ownership market. According to CRE market data from WDSuite, neighborhood occupancy trends sit around the national midpoint, suggesting that updated interiors and operational execution can translate into steady stabilization and retention.
Area fundamentals point to resilient demand drivers: within a 3-mile radius, household counts have been rising and are projected to increase further alongside higher incomes, which expands the local renter pool. Elevated home values relative to income reinforce reliance on multifamily, while proximity to diversified employers across defense, utilities, and technology supports leasing continuity. Given its 1979 construction, thoughtful renovations and system upgrades can improve competitive standing versus early-1980s stock.
- Renter demand depth backed by a strong renter-occupied share and high ownership costs
- Occupancy near the metro midpoint supports stable lease-up for well-positioned units
- Proximity to diversified employers (defense, utilities, technology) underpins retention
- 1979 vintage offers value-add potential via interior updates and system modernization
- Risks: below-average safety metrics and weaker school ratings; manage via security, resident engagement, and targeted leasing