| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 635 Chamberlain Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1976 |
| Units | 21 |
| Transaction Date | 2000-10-04 |
| Transaction Price | $1,200,000 |
| Buyer | SOL OASIS DEL |
| Seller | PENISTON MARJORIE L 1987 TRUST WACHTLER FAMIL |
635 Chamberlain Ave 21-Unit El Cajon Multifamily
Neighborhood renter demand is deep with stable occupancy levels, according to WDSuite’s CRE market data, supporting consistent leasing for well-managed assets. This submarket’s high renter concentration and everyday amenities point to durable tenant retention rather than outsized rent spikes.
Positioned in El Cajon’s Urban Core, the property benefits from a neighborhood rated B- among 621 metro neighborhoods, indicating competitive fundamentals without relying on premium pricing. The area shows strong everyday convenience with restaurants, groceries, pharmacies, cafés, and childcare resources scoring in the top decile nationally, which helps sustain renter appeal and supports day-to-day livability for residents.
Neighborhood occupancy is solid (measured for the neighborhood, not the property) and sits in the top third nationally, based on CRE market data from WDSuite. Median contract rents have risen meaningfully over the last five years, while the neighborhood remains more renter-driven than owner-driven, indicating a deep tenant base that can support leasing stability for multifamily operators.
Within a 3-mile radius, population has edged higher and households have expanded, with projections calling for additional household growth over the next five years. This points to a larger tenant base over time and underpins demand for well-located, functional units. The neighborhood’s ownership market carries elevated values relative to incomes, which typically reinforces reliance on rental housing and can aid retention and pricing power when managed carefully.
Trade-offs to note: neighborhood parks access is limited, and school-rating averages are not available in the dataset. Even so, the amenity mix—particularly food, grocery, pharmacy, and childcare density—provides daily convenience that supports renter satisfaction and leasing performance.
Safety metrics for the neighborhood (not the property) trend weaker than national norms, with overall crime sitting in lower national percentiles. Recent data show property offenses declining year over year, while violent offense rates moved higher, suggesting mixed dynamics. For investors, this argues for attentive onsite management, strong lighting, access control, and partnership with local resources to support resident comfort.
Compared with neighborhoods nationwide, the area does not rank among top-quartile safety cohorts, but the recent pullback in property offenses is a constructive sign. Monitoring trends and tailoring operating practices to the block-level context can help maintain leasing stability and mitigate downside risk.
Nearby employers span aerospace and defense, energy utilities, food distribution, wireless technology, and biotech—sectors that support a broad renter base and commute convenience for workforce housing. The list below highlights notable names within a roughly 10–16 mile radius that can contribute to steady tenant demand.
- L-3 Telemetry & RF Products — aerospace & defense (9.9 miles)
- Sysco — food distribution (11.3 miles)
- Sempra Energy — energy utility (12.3 miles) — HQ
- Qualcomm — wireless technology (15.1 miles) — HQ
- Celgene Corporation — biotech (15.6 miles)
This 21-unit asset is positioned in a renter-centric pocket of El Cajon where neighborhood occupancy is healthy and amenity density is strong, supporting day-to-day livability and steady leasing. According to CRE market data from WDSuite, the neighborhood’s renter-occupied share is high by national standards, indicating depth in the tenant base and the potential for consistent absorption when units turn.
Within a 3-mile radius, households have increased and are projected to grow further, expanding the renter pool and supporting occupancy stability. Elevated ownership costs in the area typically reinforce reliance on multifamily housing, while upward rent trends suggest room for disciplined revenue management. Operators should balance this with thoughtful lease management given rent-to-income pressures and a safety profile that warrants proactive property operations.
- Renter-centric neighborhood supports a deep tenant base and consistent leasing velocity.
- Amenity-rich area (food, grocery, pharmacy, childcare) enhances renter satisfaction and retention.
- Household growth within 3 miles expands the renter pool and underpins occupancy stability.
- Elevated ownership costs can sustain rental demand and support disciplined pricing power.
- Risks: affordability pressure (rent-to-income) and below-average safety metrics require proactive management.