| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Poor |
| Demographics | 46th | Fair |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8410 Los Coches Rd, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1987 |
| Units | 33 |
| Transaction Date | 2014-02-14 |
| Transaction Price | $4,275,000 |
| Buyer | PI PROPERTIES NO 97 LLC |
| Seller | AMETHYST KIANIPUR LLC |
8410 Los Coches Rd El Cajon Multifamily Investment
This 33-unit property built in 1987 operates in a neighborhood with 93% occupancy and median rents of $2,214, according to CRE market data from WDSuite.
The El Cajon neighborhood demonstrates solid multifamily fundamentals with 93% occupancy rates and median contract rents of $2,214, ranking in the top quartile nationally among 621 metro neighborhoods. Demographics within a 3-mile radius show a stable population of 77,123 with modest 2% growth over the past five years, supporting consistent tenant demand.
Built in 1987, this property aligns with the neighborhood's average construction year of 1986, indicating consistent building stock that may present value-add renovation opportunities for investors seeking to modernize units and command premium rents. The area maintains strong amenity density with 1.83 grocery stores per square mile and solid restaurant access, supporting tenant retention.
Housing tenure shows 64.5% owner-occupied units within the 3-mile radius, with elevated home values at a median of $630,518 contributing to sustained rental demand. The rent-to-income ratio of 0.30 suggests manageable affordability for tenants, though this ranks in the lower tier regionally, indicating some lease management considerations for investors.
Projected demographics through 2028 indicate continued population growth to 83,627 residents with household income increases to $120,494 median, supporting longer-term rental demand stability in this suburban San Diego County submarket.
Safety metrics show property offense rates of 1,110 per 100,000 residents, placing the neighborhood in the 21st percentile nationally, indicating elevated property crime levels compared to other neighborhoods nationwide. However, violent crime trends show improvement with a 21% decrease over the past year, ranking in the 70th percentile nationally for crime reduction.
The neighborhood ranks 192nd out of 621 San Diego metro neighborhoods for overall crime, positioning it in the lower half of the metro area for safety metrics. Investors should factor these security considerations into property management strategies and tenant screening processes.
The San Diego metro employment base provides diverse workforce housing demand, with major corporate offices within commuting distance supporting rental stability.
- Sysco — food service distribution (11.5 miles)
- L-3 Telemetry & RF Products — defense technology (13.4 miles)
- Sempra Energy — utilities HQ (16.8 miles)
- Qualcomm — technology HQ (17.6 miles)
This 33-unit El Cajon property offers multifamily property research fundamentals with neighborhood occupancy at 93% and above-average unit sizes of 1,003 square feet. Built in 1987, the vintage presents value-add renovation potential to capture upside in a market where median home values of $630,518 sustain rental demand. Projected household income growth to $120,494 by 2028 and population expansion support longer-term tenant base stability.
The suburban San Diego County location benefits from proximity to major employers including Qualcomm and Sempra Energy headquarters, providing workforce housing demand. However, investors should consider the neighborhood's lower safety rankings and modest NOI per unit averages when evaluating acquisition pricing and management strategies.
- Strong neighborhood occupancy at 93% with above-metro rent levels
- 1987 vintage provides value-add renovation upside potential
- Projected household income growth supports rental demand through 2028
- Risk consideration: Property crime rates above national averages require security planning