| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 31st | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8003 Winter Gardens Blvd, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1988 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | $2,650,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
8003 Winter Gardens Blvd El Cajon 64-Unit Multifamily
Renter demand in this inner-suburban pocket is supported by a high-cost ownership market and a broad workforce base, according to CRE market data from WDSuite. Occupancy trends sit near the national middle, suggesting stable but competitive leasing conditions.
8003 Winter Gardens Blvd sits in an Inner Suburb of the San Diego metro with a neighborhood rating of C (ranked 473 out of 621 metro neighborhoods). For investors, the area’s fundamentals are mixed: neighborhood occupancy is around the national middle, while ownership costs are elevated relative to incomes, which typically sustains reliance on rentals.
Daily needs are well served by strong access to grocery stores and childcare (both in the 90th percentile nationally), and restaurant density is competitive. However, limited parks, pharmacies, and cafés nearby suggest fewer lifestyle amenities within immediate proximity, which may influence positioning and target renter segments.
Within a 3-mile radius, the renter-occupied share is 52.8%, indicating a deep tenant base that supports leasing velocity and renewal prospects. The same 3-mile view shows modest population growth to date with further gains projected, alongside a meaningful increase in household counts over the next five years—points that generally expand the renter pool and help support occupancy stability.
Home values in the neighborhood test high against local incomes (value-to-income ratio near the top decile nationally), reinforcing a high-cost ownership market. Combined with a rent-to-income ratio around 0.31, investors should plan for measured pricing and retention strategies while recognizing that elevated ownership costs can support sustained demand for multifamily units.
The property’s 1988 construction is newer than the neighborhood’s average vintage (1976). That relative recency can offer competitive positioning versus older stock, though investors should still underwrite aging systems, common-area refreshes, and select unit updates to meet current renter expectations.
Safety signals are mixed. The neighborhood’s crime ranking sits at 81 out of 621 San Diego metro neighborhoods, indicating higher crime exposure than many local peers, while national positioning is closer to midpack. For underwriting, this suggests attention to security measures and tenant experience as part of operating plans.
Recent momentum is constructive on property offenses, which declined sharply year over year and rank among stronger improvements metro-wide. Violent offense indicators track below national safety percentiles and have recently ticked up, so investors may wish to monitor trends and coordinate with property management on preventative measures.
Nearby employers span logistics, defense electronics, energy, wireless technology, and biotech—providing a broad commuter base that can support renter demand and retention for workforce-oriented housing.
- Sysco — foodservice distribution (10.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace electronics (11.8 miles)
- Sempra Energy — energy infrastructure (15.2 miles) — HQ
- Qualcomm — wireless technology (16.1 miles) — HQ
- Celgene Corporation — biotechnology (16.8 miles)
This 64-unit, 1988-vintage community in El Cajon benefits from a deep renter base within 3 miles and a high-cost ownership backdrop that supports sustained multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy sits near the national middle, suggesting steady leasing conditions where thoughtful operations and pricing discipline can sustain performance.
Household counts in the 3-mile area have been rising and are projected to expand further, pointing to a larger tenant pool. Elevated home values relative to incomes underpin renter reliance on multifamily, while the property’s comparatively newer vintage versus neighborhood norms offers competitive positioning—with prudent allowances for system upkeep and targeted renovations to meet current renter expectations.
- Deep 3-mile renter base supports leasing velocity and renewals.
- High-cost ownership market reinforces demand for rentals and helps sustain occupancy.
- 1988 vintage is newer than nearby stock, offering competitive positioning with targeted upgrades.
- Proximity to diversified employers supports tenant demand and retention.
- Risks: safety exposure above many metro peers and limited nearby parks/pharmacies; align security and amenity strategy accordingly.