| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 740 Washington Heights Rd, El Cajon, CA, 92019, US |
| Region / Metro | El Cajon |
| Year of Construction | 1986 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $1,720,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
740 Washington Heights Rd El Cajon Multifamily Investment
Stable neighborhood occupancy alongside a deep renter base suggests durable leasing performance, according to WDSuite’s CRE market data. Elevated ownership costs in San Diego County further support renter reliance on multifamily housing in this El Cajon location.
Located in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood posts an occupancy level that is above national norms (72nd percentile), indicating steady demand for units. Renter-occupied housing is prevalent, with a high renter concentration that points to a deep tenant base and potential leasing stability for well-managed assets.
Within a 3-mile radius, demographics indicate modest recent population growth with a projected increase in households over the next five years, expanding the local renter pool. Household incomes have been trending higher, and rent levels benchmark in the upper tier nationally for the neighborhood, underscoring pricing power potential for quality product while reinforcing the need for attentive lease management.
Home values in the neighborhood are elevated compared with national benchmarks, a dynamic that tends to sustain rental demand as many households remain in the renter cohort longer. For investors, this usually supports retention and occupancy, though higher rent-to-income ratios warrant careful renewal strategies.
The property’s 1986 vintage is slightly newer than the neighborhood’s average construction year. That positioning can offer competitive appeal versus older stock; however, investors should still plan for targeted modernization and systems updates to maintain performance and capture value-add upside.
Safety outcomes for the neighborhood trend below both metro and national comparisons. With a crime rank in the lower tier among 621 metro neighborhoods and national percentiles indicating weaker safety positioning, investors should underwrite with conservative assumptions and consider property-level measures that support resident comfort and retention.
Recent year-over-year indicators point to an uptick in violent incidents alongside comparatively higher property offense exposure versus national benchmarks. Framing this at the neighborhood—not block—level, prudent operating practices and partnerships with professional security vendors may help mitigate risk and support leasing stability.
Nearby corporate employers provide a diverse employment base and accessible commute options that can support renter demand and lease retention. Key nodes include defense and aerospace, food distribution, energy utilities, wireless and semiconductors, and biopharma.
- L-3 Telemetry & RF Products — defense & aerospace (11.5 miles)
- Sysco — food distribution (12.1 miles)
- Sempra Energy — energy utility (13.7 miles) — HQ
- Qualcomm — wireless & semiconductors (16.6 miles) — HQ
- Celgene Corporation — biopharma (17.1 miles)
This 30-unit property offers scale in an El Cajon neighborhood with above-average occupancy and a notably high share of renter-occupied housing, supporting depth of demand and potential leasing durability. The 1986 vintage positions the asset as somewhat newer than local averages, creating a platform for selective renovations to enhance competitiveness versus older stock while maintaining operating efficiency.
According to CRE market data from WDSuite, elevated neighborhood rent benchmarks and high-cost ownership dynamics in San Diego County reinforce reliance on multifamily housing, aiding pricing power for well-managed assets. Forward-looking 3-mile demographics point to household growth and a larger renter pool, which can support occupancy stability, though investors should balance this with prudent underwriting around affordability pressures and neighborhood safety considerations.
- High renter concentration and above-average neighborhood occupancy support leasing stability
- 1986 construction offers value-add potential through targeted modernization
- Elevated ownership costs locally sustain multifamily demand and pricing power
- 3-mile household growth projections indicate a larger tenant base over time
- Risks: affordability pressure and below-average neighborhood safety warrant conservative underwriting and active management