| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 800 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 31 |
| Transaction Date | 2017-06-02 |
| Transaction Price | $375,000 |
| Buyer | MANRING KELLY R |
| Seller | WILHBORG BUD SHAWN |
800 S Anza St, El Cajon Multifamily Investment
Stabilized renter demand in this El Cajon urban core location is supported by neighborhood occupancy in the low-to-mid 90s, according to WDSuite’s CRE market data. For investors, the submarket’s deep tenant base and proximity to San Diego job centers point to durable leasing with selective value-add upside.
Situated in El Cajon within the San Diego metro, the property benefits from a renter-driven neighborhood and commuting access to regional employment. Neighborhood occupancy is in the low-to-mid 90s (72nd percentile nationally), suggesting steady leasing conditions relative to many U.S. neighborhoods, based on CRE market data from WDSuite.
Amenity access is mixed: cafes and childcare density are competitive among San Diego-Chula Vista-Carlsbad neighborhoods (cafe rank 52 of 621; childcare rank 24 of 621), while immediate grocery, park, and pharmacy options are limited within the neighborhood footprint. This points to convenience for day-to-day coffee and childcare needs but may require short drives for full-service retail.
The share of housing units that are renter-occupied is very high for the neighborhood (rank 17 of 621, top percentile nationally), indicating a deep tenant pool for multifamily. Median contract rents in the area sit in a higher national band (87th percentile), and median home values are also elevated. In practice, a high-cost ownership market can sustain apartment demand and support pricing power, while heightened rent-to-income levels suggest investors should emphasize retention and lease management to mitigate affordability pressure.
Vintage context matters: the property’s 1982 construction is slightly newer than the neighborhood’s average vintage (1980). That positioning can be competitive versus older stock, while still leaving room for targeted capital planning on aging systems and interiors to drive rent premiums through value-add. Neighborhood academic outcomes trail metro and national benchmarks, and the overall neighborhood rating (C-, rank 570 of 621) signals below-median performance within the metro; however, NOI per unit benchmarks for the neighborhood sit in the 74th percentile nationally, underscoring income potential where operations are well-executed.
Within a 3-mile radius, population has grown modestly over the past five years (+1.4%), households expanded (+4.5%), and median household income improved. Forecasts point to continued population growth and a notable increase in households through 2028, implying a larger tenant base and ongoing renter pool expansion that can support occupancy stability and leasing velocity.
Safety metrics for the neighborhood are weaker than the San Diego metro median. With a crime rank of 507 out of 621 metro neighborhoods and a national safety percentile near the lower quintile, the area compares less favorably to many U.S. neighborhoods. Recent trend data indicate a year-over-year uptick in violent offenses, while property offenses remain an operational consideration for on-site management.
Investors typically address these dynamics through standard measures such as lighting, access control, and coordination with local resources. The takeaway is comparative and directional: relative to the region, this neighborhood requires mindful operations to sustain tenant retention and protect NOI.
Proximity to diversified employers supports renter demand and commute convenience for workforce tenants, including defense & aerospace, food distribution, energy utilities, semiconductors, and biotech.
- L-3 Telemetry & RF Products — defense & aerospace (11.1 miles)
- Sysco — food distribution (12.0 miles)
- Sempra Energy — energy utilities (13.3 miles) — HQ
- Qualcomm — semiconductors (16.3 miles) — HQ
- Celgene Corporation — biotechnology (16.8 miles)
This 31-unit, 1982-vintage asset in El Cajon sits in a high renter-concentration neighborhood with occupancy in the low-to-mid 90s, supporting stable cash flow when operations are disciplined. Elevated ownership costs in the area and nationally competitive neighborhood NOI-per-unit benchmarks point to durable demand, while the asset’s slightly newer vintage versus local averages leaves room for targeted value-add to enhance competitiveness. According to CRE market data from WDSuite, neighborhood occupancy trends remain above many U.S. areas, reinforcing a case for steady leasing performance.
Within a 3-mile radius, modest population growth and an increase in households over the past five years, with further household growth forecast through 2028, suggest a growing tenant base. At the same time, higher rent-to-income ratios indicate the need for careful pricing and retention strategies. Execution focus should be on operational efficiency, resident experience, and measured capital improvements to capture rent premiums without elevating turnover risk.
- High renter concentration supports depth of tenant base and occupancy stability
- 1982 vintage offers value-add potential while remaining competitive versus older stock
- Elevated ownership costs reinforce reliance on multifamily housing, aiding pricing power
- 3-mile household growth and forecasts indicate continued renter pool expansion
- Risk: affordability pressure (high rent-to-income) requires disciplined pricing and retention management