| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 31st | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8031 Winter Gardens Blvd, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1988 |
| Units | 48 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8031 Winter Gardens Blvd El Cajon 48-Unit Multifamily
Neighborhood occupancy trends in the low-90s and a high-cost ownership backdrop point to steady renter demand near El Cajon, according to WDSuite s CRE market data. These dynamics suggest a durable tenant base for a 1988-vintage, garden-style asset.
Located in El Cajon s inner-suburban fabric of the San Diego-Chula Vista-Carlsbad metro, the property benefits from neighborhood fundamentals that are near metro medians with several demand-supportive features. Neighborhood occupancy is around the low-90% range (measured for the neighborhood, not the property), indicating generally stable leasing conditions. Renter-occupied housing is meaningfully represented, providing a deeper tenant pool for multifamily operators.
Daily-needs access is a relative strength: neighborhood grocery availability ranks competitively within the metro and in the upper national percentiles, while restaurant density is similarly strong. In contrast, cafes, parks, and pharmacies are sparse in the immediate neighborhood, which may modestly affect lifestyle appeal. Average school ratings sit in lower national percentiles, a consideration for tenant retention among family households.
Within a 3-mile radius, population has grown in recent years and households have expanded further, with projections pointing to continued household growth through 2028. Rising household incomes in this radius widen the pool of renters able to absorb market rents, supporting occupancy stability and renewal prospects. Median contract rents at the neighborhood level have risen meaningfully over five years, consistent with broader San Diego metro momentum.
Home values in the neighborhood are elevated relative to incomes (high value-to-income ratio), characterizing a high-cost ownership market. For multifamily investors, this typically sustains rental demand and can bolster pricing power, though rent-to-income readings near one-third suggest monitoring affordability pressure and lease management practices.
The asset s 1988 construction is newer than the neighborhood s average vintage, which can enhance competitive positioning against older stock. Investors should still plan for targeted modernization and systems updates to support rent premiums and operating efficiency.
Neighborhood safety indicators track close to the national middle, with mixed signals across offense categories. According to WDSuite s data, recent property offenses have declined materially year over year, an encouraging trend, while violent-offense metrics sit below national percentiles that characterize the safest areas. Overall, conditions are best framed as moderately mixed relative to regional peers rather than a clear strength or weakness.
Investors should underwrite with neighborhood-level benchmarks, emphasize on-site lighting and access controls typical for garden communities, and monitor ongoing trend data for confirmation that the recent improvement in property crime is sustained.
Proximity to diversified employers supports a broad renter base and commute convenience, including foodservice distribution, defense/aerospace electronics, energy utilities, wireless/semiconductors, and biotech all relevant to workforce and professional tenants in the area.
- Sysco foodservice distribution (10.5 miles)
- L-3 Telemetry & RF Products defense & aerospace electronics (11.8 miles)
- Sempra Energy energy utilities (15.2 miles) HQ
- Qualcomm wireless & semiconductors (16.1 miles) HQ
- Celgene Corporation biotech (16.8 miles)
8031 Winter Gardens Blvd is a 48-unit, 1988-vintage community positioned in an inner-suburban El Cajon neighborhood where renter demand is underpinned by stable neighborhood occupancy and a high-cost ownership market. Within a 3-mile radius, population and households have expanded, with further household growth expected, pointing to a larger tenant base and support for occupancy stability. Based on commercial real estate analysis from WDSuite, neighborhood rents have advanced over the past five years, while incomes in the radius have also risen a constructive setup for renewals and structured rent growth.
The asset s newer-than-neighborhood vintage offers a competitive edge versus older stock, with potential to capture premiums through selective upgrades. Investors should balance these positives against affordability pressure (rent-to-income near one-third), lower school ratings for families, and mixed but improving safety trends, calibrating underwriting to neighborhood-level performance rather than metro-wide averages.
- Inner-suburban location with neighborhood occupancy in the low-90s supporting leasing stability
- High-cost ownership market reinforces renter reliance and depth of tenant base
- 1988 vintage creates value-add runway via targeted modernization and efficiency upgrades
- 3-mile radius shows rising incomes and growing households, aiding renewal prospects
- Risks: affordability pressure, lower school ratings, and mixed safety trends warrant conservative underwriting