| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 685 S Lincoln Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1987 |
| Units | 25 |
| Transaction Date | 2021-12-16 |
| Transaction Price | $6,000,000 |
| Buyer | PARTNERS 61 AW LINCOLN AVENUE LLC |
| Seller | LINCOLN WASHINGTON PARTNERSHIP |
685 S Lincoln Ave El Cajon Multifamily Investment
Neighborhood occupancy remains stable and renter demand is deep, according to WDSuite’s CRE market data, with performance metrics that suggest steady leasing in this Urban Core pocket of El Cajon. These indicators point to durable income potential for a professionally managed 25-unit asset.
Positioned in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the property sits in a neighborhood rated C- with competitive occupancy relative to national norms and strong renter depth. The area’s occupancy measures in the upper national tiers (above the 50th percentile) while placing around the metro median among 621 neighborhoods, per WDSuite. Notably, the neighborhood shows a high renter-occupied share, indicating a broad tenant base that can support leasing velocity and renewals for multifamily.
Vintage context matters: the neighborhood’s average construction year skews to 1980, while this asset was built in 1987. Being newer than the local average can aid competitive positioning versus older stock; investors should still plan for selective system modernization or cosmetic upgrades typical for 1980s construction.
Livability signals are mixed. Café density is strong (competitive nationally), but immediate access to groceries, parks, and pharmacies within the neighborhood is limited, so residents may rely on nearby districts for daily needs. School rating data within the neighborhood are limited, so investors may wish to underwrite based on broader district context rather than block-level assumptions.
Within a 3-mile radius, demographics show a stable population with households growing over the last five years and projected to expand further by 2028, implying a larger tenant base over time. Median home values are elevated for the area, which tends to sustain reliance on rentals and can help pricing power for well-maintained units. At the same time, neighborhood rent-to-income readings suggest some affordability pressure, so lease management and renewal strategies should emphasize retention and value delivery.
Safety indicators for the neighborhood trend below the national median and below the metro average among 621 San Diego–area neighborhoods, based on WDSuite. Recent data point to an uptick in violent incidents year over year alongside a modest rise in property offenses. Investors should underwrite with conservative loss assumptions, consider visible property-level security measures, and track citywide trends rather than relying on block-level anecdotes.
Nearby employment anchors span defense electronics, food distribution, energy utilities, wireless technology, and life sciences — a diversified base that supports renter demand through commute convenience and steady professional and hourly employment.
- L-3 Telemetry & RF Products — defense & aerospace (10.9 miles)
- Sysco — food distribution (11.8 miles)
- Sempra Energy — utilities (13.1 miles) — HQ
- Qualcomm — wireless technology (16.0 miles) — HQ
- Celgene Corporation — life sciences (16.5 miles)
This 25-unit, 1987-built asset benefits from a renter-heavy neighborhood with solid occupancy and elevated ownership costs that reinforce rental demand. According to CRE market data from WDSuite, neighborhood occupancy is competitive nationally, and renter concentration is high — factors that typically support leasing stability. The property’s vintage, newer than the neighborhood average, should help it compete against older stock, while prudent capital planning for 1980s systems can unlock value and improve retention. Unit sizes are substantial on average, supporting appeal for longer-term renters.
Forward-looking demographics within a 3-mile radius point to continued household growth and income gains, expanding the local tenant pool and supporting rentability. Livability trade-offs are present — limited immediate grocery and park access and safety metrics below metro norms — but proximity to a diversified employment base and stable demand drivers provide a clear operational path with disciplined expense control and selective upgrades.
- High renter-occupied share and solid neighborhood occupancy support leasing stability
- 1987 vintage offers competitive positioning versus older stock with targeted modernization upside
- Elevated local home values sustain renter reliance, aiding pricing power for well-kept units
- Diversified nearby employers bolster tenant demand across professional and hourly segments
- Risks: affordability pressure (rent-to-income), below-metro safety metrics, and limited immediate amenities