| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 630 S Lincoln Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | $1,275,000 |
| Buyer | CYPRESS PARK APARTMENTS |
| Seller | 04-14-98 NSNS & LILLIE FAMILY TRUST WEINBERGE |
630 S Lincoln Ave, El Cajon CA Multifamily Investment
Neighborhood fundamentals point to a deep renter pool and steady occupancy, according to WDSuite s CRE market data, with strong amenity access supporting day-to-day convenience. These metrics are measured for the neighborhood rather than the property and suggest durable demand with disciplined rent management.
The property sits in El Cajon s Urban Core within the San Diego-Chula Vista-Carlsbad metro, where the neighborhood ranks 322 out of 621. That places it close to the metro middle, with amenity access as a relative strength: the neighborhood is top quartile among 621 metro neighborhoods for restaurants and cafes, and its overall amenities score stands around the 79th percentile nationally, based on CRE market data from WDSuite.
Daily needs are well covered, with grocery and pharmacy density each around the mid-90s percentiles nationally, and childcare availability near the 98th percentile. Park access is limited, which investors should weigh when positioning for family-oriented demand. School rating data are not available in this release.
Multifamily demand appears supported by neighborhood-level occupancy near the high 90s (94.4%) and a high renter concentration (78.6% of housing units renter-occupied). Together, these indicators suggest a sizable tenant base and potential for stable leasing, though asset execution will still drive outcomes. Median contract rents benchmark in the low-$1,600s at the neighborhood level, while a rent-to-income ratio near 0.34 points to affordability pressure that warrants proactive lease management.
Within a 3-mile radius, population has been broadly stable in recent years with a modest increase in households, and forecasts call for further household growth by 2028. This points to a gradually expanding renter pool and supports occupancy stability. Ownership costs are elevated relative to local incomes (home values land around the upper national percentiles), which in high-cost ownership markets can reinforce reliance on rental housing and sustain tenant demand.
Safety compares less favorably than the metro median. The neighborhood s crime rank is 414 out of 621 San Diego-area neighborhoods, and safety levels benchmark around the lower quartiles nationally (about the 26th percentile), indicating higher reported crime relative to many U.S. neighborhoods.
Recent trends are mixed: property offense estimates have declined year over year, while violent offense estimates increased over the same period. Investors should underwrite with conservative assumptions, consider operational measures that enhance resident comfort, and compare site-level data against submarket and metro trends as part of diligence.
Nearby employers span defense, food distribution, utilities, wireless technology, and biotech, supporting a diversified workforce and commute convenience for renters in this neighborhood.
- L-3 Telemetry & RF Products defense & aerospace offices (10.8 miles)
- Sysco food distribution (11.7 miles)
- Sempra Energy utilities (13.1 miles) HQ
- Qualcomm wireless technology (15.9 miles) HQ
- Celgene Corporation biotech (16.4 miles)
At 22 units with a 1977 vintage, the asset offers a classic value-add profile in a renter-heavy pocket of El Cajon. Neighborhood indicators show occupancy around the mid-90s and a high share of renter-occupied housing units, suggesting depth in the tenant base and potential leasing consistency. Amenity density is a relative advantage versus many metro peers, while ownership costs in the area remain elevated versus incomes, which can sustain demand for multifamily rentals.
Investors should plan for targeted capital improvements typical for late-1970s construction to strengthen competitive positioning and retention. Neighborhood affordability pressure (rent-to-income near one-third) argues for measured rent growth and focused asset management; however, household growth within a 3-mile radius and diversified nearby employment help underpin long-term demand, according to CRE market data from WDSuite.
- Late-1970s vintage presents clear value-add and CapEx planning opportunities
- Neighborhood-level occupancy in the mid-90s supports leasing stability
- High renter concentration and strong amenity access reinforce depth of tenant demand
- Household growth within 3 miles points to a gradually expanding renter pool
- Risks: below-average safety metrics and rent-to-income pressure require disciplined operations