| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 E Lexington Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1987 |
| Units | 79 |
| Transaction Date | 2012-10-17 |
| Transaction Price | $11,500,000 |
| Buyer | 800 East Lexington LP |
| Seller | Cabrillo Knolls LP |
800 E Lexington Ave El Cajon Multifamily Investment
This 79-unit property built in 1987 serves a rental-heavy market where 80.4% of housing units are renter-occupied, ranking in the top quartile nationally among neighborhoods. Commercial real estate analysis from WDSuite indicates strong occupancy fundamentals with 95.1% neighborhood occupancy rates.
The property sits in an urban core neighborhood within the San Diego metro, where demographics within a 3-mile radius show a population of approximately 142,600 residents. The area demonstrates strong rental demand fundamentals, with renter-occupied housing units comprising 80.4% of the tenure mix, ranking 17th among 621 metro neighborhoods and placing in the 99th percentile nationally.
Built in 1987, the property aligns with the neighborhood's average construction year of 1980, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. Neighborhood-level occupancy trends show 95.1% occupancy rates, ranking above the metro median and indicating stable tenant retention dynamics.
Demographic projections through 2028 forecast household growth of 24.7% within the 3-mile radius, translating to approximately 11,600 additional households entering the market. This expansion supports long-term rental demand, particularly as median household income is projected to increase 28.2% to $104,399. However, rent-to-income ratios currently rank in the bottom quartile nationally, suggesting affordability pressures that require careful lease management and renewal strategies.
The neighborhood shows limited amenity density, with grocery stores, parks, and restaurants ranking in the bottom percentile nationally. Childcare facilities rank in the 98th percentile nationally with 4.18 facilities per square mile, supporting family-oriented tenant demographics. Home values at $599,000 median rank in the 89th percentile nationally, reinforcing rental demand as elevated ownership costs sustain renter reliance on multifamily housing.
The neighborhood's safety profile shows mixed indicators that require investor consideration. Property crime rates of 1,132 incidents per 100,000 residents rank 242nd among 621 metro neighborhoods, placing in the 20th percentile nationally. Violent crime rates of 305 incidents per 100,000 residents rank 370th among metro neighborhoods, corresponding to the 15th percentile nationally.
Recent trends show property crime increasing 5.7% year-over-year, while violent crime has increased significantly by 105.1%. These metrics rank below metro and national averages, indicating security considerations that may influence tenant retention and property management strategies. Investors should factor security enhancements and resident safety measures into operational planning and capital expenditure budgets.
The property benefits from proximity to diverse corporate offices and headquarters that support workforce housing demand throughout the San Diego metro.
- L-3 Telemetry & RF Products — defense & aerospace (10.9 miles)
- Sysco — food distribution (11.5 miles)
- Sempra Energy — utilities HQ (13.3 miles)
- Qualcomm — technology HQ (15.9 miles)
- Celgene Corporation — biotechnology (16.4 miles)
This 79-unit property presents a value-add opportunity in a rental-dominant market where 80.4% of housing units are renter-occupied, ranking in the top quartile nationally. The 1987 construction vintage aligns with neighborhood averages, indicating potential for strategic renovations and rent optimization. Neighborhood-level occupancy at 95.1% demonstrates stable tenant retention, while projected household growth of 24.7% through 2028 supports long-term rental demand expansion.
According to CRE market data from WDSuite, the property operates in a market where median home values at $599,000 reinforce rental demand as elevated ownership costs sustain renter reliance on multifamily housing. However, rent-to-income ratios ranking in the bottom quartile nationally signal affordability pressures that require active lease management. The urban core location provides workforce housing proximity to major employers including Sempra Energy and Qualcomm headquarters within the broader San Diego metro.
- Top quartile nationally for renter-occupied housing at 80.4% of units
- Neighborhood occupancy at 95.1% indicates stable tenant retention
- Projected 24.7% household growth supports rental demand expansion
- Value-add potential with 1987 vintage aligning to renovation strategies
- Risk consideration: Bottom quartile rent-to-income ratios require careful lease management