| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 588 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 56 |
| Transaction Date | 2011-11-01 |
| Transaction Price | $5,675,000 |
| Buyer | 1999 Lysinger Trust |
| Seller | Starr Family |
588 S Anza St, El Cajon CA Multifamily Investment
Neighborhood occupancy near the mid-90s points to durable renter demand, and elevated ownership costs in San Diego County support lease stability, according to CRE market data from WDSuite.
This Urban Core neighborhood carries a C- neighborhood rating with occupancy of roughly 95%, indicating generally steady leasing conditions for stabilized assets. The area shows a very high renter concentration (about four out of five housing units are renter-occupied), which supports a deep tenant base for multifamily owners.
Amenity access skews toward daily convenience rather than destination retail: cafe and childcare density rank competitively within the San Diego–Chula Vista–Carlsbad metro, while grocery, parks, and pharmacies are thinner locally. For investors, that mix favors workforce housing demand but may limit premium amenity premiums on its own—property-led amenities and on-site services can help capture value.
Home values in the neighborhood sit on the higher side for the region, a high-cost ownership backdrop that tends to reinforce renter reliance on multifamily housing and can aid pricing power when paired with prudent lease management. At the same time, the neighborhood’s rent-to-income ratios signal affordability pressure; operators should plan for careful renewal strategies to sustain retention.
Within a 3-mile radius, demographics show modest recent population growth with a larger increase in household counts and a forecast for continued household expansion, pointing to a gradually enlarging renter pool. Based on WDSuite’s multifamily property research, this demand profile, combined with above-median neighborhood occupancy, suggests support for stable operations if assets are positioned to local price points.
Vintage implications: The average neighborhood construction year is around 1980. With a 1977 build, the property is slightly older than nearby stock, which can present value-add opportunities (interiors, systems modernization) alongside routine capital planning.
Safety metrics track below national averages for similar urban neighborhoods, with the area sitting in a lower national percentile for safety. Metro context varies by subarea, but investors should underwrite with conservative assumptions around security measures, lighting, and community management to support resident retention.
Recent data also indicate year-over-year volatility in reported violent and property offenses. Owners typically address this with targeted operational practices and partnerships, which can help stabilize perceptions and performance without relying on block-level conclusions.
Proximity to diversified employers supports a broad renter base and commute convenience, notably in defense/aerospace, food distribution, energy, and technology—key drivers for workforce housing demand in East County and greater San Diego.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.1 miles)
- Sysco — food distribution (11.8 miles)
- Sempra Energy — energy services (13.4 miles) — HQ
- Qualcomm — technology (16.1 miles) — HQ
- Celgene Corporation — biotech offices (16.7 miles)
588 S Anza St offers investors exposure to a renter-heavy Urban Core pocket of East County with neighborhood occupancy around the mid-90s and a high-cost ownership backdrop that supports sustained rental demand. According to CRE market data from WDSuite, the subarea’s rent levels and ownership costs favor continued reliance on multifamily housing, while household growth within a 3-mile radius points to a gradually expanding tenant base.
Built in 1977, the asset is slightly older than the neighborhood average, aligning with value-add strategies such as interior upgrades and selective building systems improvements to enhance competitiveness. Key underwriting considerations include managing affordability pressure to support renewals, addressing thinner off-site amenities with on-site offerings, and incorporating prudent safety and community investments.
- Renter-heavy neighborhood and stable occupancy support income durability.
- High ownership costs in San Diego County reinforce multifamily demand and pricing power.
- 1977 vintage presents value-add potential via renovations and systems updates.
- Expanding household counts within 3 miles suggest a growing renter pool.
- Risks: affordability pressure, thinner local amenities, and below-average safety require thoughtful operations.