| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 642 S Mollison Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 27 |
| Transaction Date | 2005-05-10 |
| Transaction Price | $3,925,000 |
| Buyer | 642 S MOLLISON AVENUE LLC |
| Seller | JACOBA MOLLISON LLC |
642 S Mollison Ave El Cajon Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is deep, according to CRE market data from WDSuite’s San Diego metro dataset. The area’s high renter-occupied share supports leasing stability, while elevated ownership costs temper move-outs to homeownership.
Situated in El Cajon’s Urban Core within the San Diego-Chula Vista-Carlsbad metro, the property benefits from a renter-driven neighborhood and steady occupancy. Neighborhood occupancy is above national medians (72nd percentile nationally), signaling a supportive backdrop for lease retention rather than volatility.
Livability features skew toward everyday convenience. Cafés and childcare are relatively abundant (both strong on a national basis), while grocery, parks, and pharmacies are sparse within the neighborhood footprint. For investors, this mix suggests tenants rely on nearby districts for some errands but still find day-to-day services and family-oriented options close enough to support residency.
Home values in the neighborhood are elevated relative to much of the country, which tends to reinforce renter reliance on multifamily housing and can support pricing power when managed carefully. At the same time, rent-to-income levels indicate some affordability pressure, implying the need for disciplined renewals and tenant retention strategies rather than aggressive across-the-board increases.
Demographic statistics aggregated within a 3-mile radius point to a growing renter base: households have increased in recent years and are projected to expand further, which supports a larger tenant pool and occupancy stability. Median incomes in this radius have risen meaningfully, while median contract rents have climbed, keeping the market positioned for sustained, needs-based demand.
Vintage also matters: the asset’s 1977 construction is slightly older than the neighborhood average stock (circa 1980). Investors should plan for ongoing capital expenditures and consider targeted value-add work—common area refreshes and in-unit updates—to maintain competitiveness against newer product and capture incremental rent where justified by finishes.
Safety metrics for the neighborhood track below both metro and national averages, with ranks indicating it is not among the safer parts of the San Diego-Chula Vista-Carlsbad metro (621 neighborhoods total). Nationally, indicators also sit in lower percentiles, signaling comparatively higher crime than many U.S. neighborhoods.
Recent year-over-year trends reflect an uptick in violent incidents and modest increases in property-related offenses. For underwriting, prudent allowances for security enhancements, lighting, and resident engagement can help mitigate risk and support retention without over-relying on rent growth assumptions.
The employment base within commuting distance spans defense and aerospace, foodservice distribution, utilities, semiconductors, and biotech—diverse sectors that help support multifamily renter demand and reduce concentration risk.
- L-3 Telemetry & RF Products — defense & aerospace (10.9 miles)
- Sysco — foodservice distribution (11.8 miles)
- Sempra Energy — utilities (13.2 miles) — HQ
- Qualcomm — semiconductors & telecom (16.0 miles) — HQ
- Celgene Corporation — biotech & pharmaceuticals (16.6 miles)
This 27-unit, mid-sized multifamily property built in 1977 offers a practical value-add path in a renter-heavy pocket of the San Diego metro. Neighborhood occupancy trends are solid and the renter-occupied share is high, pointing to a durable tenant base. Elevated ownership costs in the area reinforce reliance on multifamily housing, while 3-mile demographics show expanding households and rising incomes—conditions that support leasing stability and measured rent performance as units are renovated.
According to CRE market data from WDSuite, neighborhood occupancy sits above national medians and net operating income per unit trends comparably to stronger peer areas in the metro, indicating room to compete with refreshed interiors and common areas. Investors should balance this with underwriting discipline around affordability pressure and safety considerations, emphasizing customer service, renewals, and operational improvements over speculative rent growth.
- Renter-heavy neighborhood and steady occupancy support a stable tenant base.
- 1977 vintage presents value-add potential via targeted unit and common area upgrades.
- Elevated ownership costs help sustain demand for rentals and retention.
- 3-mile radius shows household expansion and income growth, reinforcing demand.
- Risk: affordability pressure and below-average safety require prudent renewal, screening, and security planning.