| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 50th | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 725 Washington Heights Rd, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 1997-02-19 |
| Transaction Price | $980,000 |
| Buyer | A R T PROPERTIES D LLC |
| Seller | CLAY LIVING TRUST |
725 Washington Heights Rd El Cajon Multifamily Investment
This 32-unit property in El Cajon's inner suburb neighborhood benefits from strong occupancy fundamentals, with neighborhood-level occupancy at 99.1% ranking in the top quartile nationally according to CRE market data from WDSuite.
This El Cajon inner suburb neighborhood demonstrates solid fundamentals for multifamily investors, with occupancy at 99.1% ranking in the top quartile nationally among all neighborhoods. The area's B-rated neighborhood performance reflects balanced metrics across housing, demographics, and amenities, positioning it competitively among the San Diego metro's 621 neighborhoods.
Built in 1973, this property aligns with the neighborhood's average construction year of 1977, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The neighborhood's housing stock maintains strong occupancy fundamentals, with rental units comprising 25.3% of all housing tenure - a solid base for rental demand in this owner-dominant market.
Demographics within a 3-mile radius show a stable tenant base of over 142,000 residents, with household income averaging $102,186 and projected to grow 32.7% over the next five years. The area's median contract rent of $1,692 is forecast to increase 34.7% by 2028, while the renter-occupied unit count is expected to expand significantly, supporting multifamily demand drivers.
Essential amenities include competitive pharmacy access and restaurant density, though the neighborhood ranks lower for parks and cafes. Childcare availability ranks in the top quartile nationally, supporting family-oriented rental demand. The rent-to-income ratio remains manageable, though investors should monitor affordability pressures as rental costs continue rising relative to local income growth.
Safety metrics present a mixed profile for this El Cajon neighborhood. Property crime rates rank 293rd among the metro's 621 neighborhoods, placing it near the middle of the regional distribution, while violent crime rates are lower at 219th. Both violent and property crime trends show recent directional improvements, with violent offenses declining 11.9% year-over-year.
The neighborhood's overall crime ranking places it in the 34th national percentile, indicating room for improvement compared to neighborhoods nationwide. Investors should factor these safety considerations into tenant retention strategies and property management approaches, while noting the positive trend in violent crime reduction over the past year.
The broader San Diego employment corridor provides access to major corporate anchors within reasonable commuting distance, supporting workforce housing demand for this El Cajon location.
- L-3 Telemetry & RF Products — defense & aerospace (11.5 miles)
- Sysco — food distribution services (12.2 miles)
- Sempra Energy — utilities & energy — HQ (13.7 miles)
- Qualcomm — technology & telecommunications — HQ (16.6 miles)
- Celgene Corporation — biotechnology (17.1 miles)
This 32-unit El Cajon property offers compelling fundamentals anchored by exceptional neighborhood occupancy at 99.1%, ranking in the top quartile nationally. The 1973 construction year presents value-add renovation opportunities while demographics within a 3-mile radius show household income growth of 32.7% projected through 2028, supporting rental demand expansion. Renter-occupied units are forecast to increase substantially, reinforcing the tenant base as ownership costs remain elevated relative to regional income levels.
Commercial real estate analysis from WDSuite indicates this inner suburb location benefits from stable employment access to major San Diego employers including Sempra Energy and Qualcomm headquarters. The neighborhood's B-rating reflects balanced performance across key investment metrics, while projected rent growth of 34.7% through 2028 suggests pricing power potential as the local renter pool expands.
- Exceptional 99.1% neighborhood occupancy ranking top quartile nationally
- Strong demographic growth with 32.7% household income increase projected
- Value-add potential from 1973 vintage requiring strategic capital improvements
- Access to major San Diego employment corridor within reasonable commute
- Risk consideration: Safety metrics rank below metro median requiring tenant retention focus