| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8410 Los Coches Rd, El Cajon Multifamily Investment
Positioned in a suburban San Diego County pocket with steady renter demand and high-cost ownership, this asset benefits from neighborhood occupancy stability and pricing resilience, according to WDSuite’s CRE market data.
The property sits in a Suburban neighborhood within the San Diego–Chula Vista–Carlsbad metro (neighborhood rating: B), where neighborhood occupancy is about 93.0%. This is a neighborhood-level metric and suggests generally stable leasing conditions rather than property-specific performance. Median contract rents in the neighborhood are elevated versus national markets, while ownership costs are also high, supporting multifamily demand depth and potential pricing power.
Local amenity access is competitive for a suburban area: grocery and restaurant density track above national averages, and cafes are comparatively plentiful. These dynamics support day-to-day livability and help with retention. Childcare options are thinner, which may modestly limit appeal for some family renters, but park and pharmacy access trends better than the national mid-point.
Within a 3-mile radius, demographics show a broad renter base today and signs of expansion ahead. The renter-occupied share is roughly one-third of housing units and is projected to increase by 2028, indicating a larger tenant pool. Household counts are also projected to rise meaningfully over the next five years, which typically supports occupancy stability and leasing velocity for multifamily assets.
Affordability dynamics are mixed: neighborhood rent-to-income ratios indicate some pressure for residents, yet elevated home values relative to incomes point to a high-cost ownership market. For investors, this combination can sustain reliance on rentals and bolster renewal rates, while warranting active lease management and unit positioning.
Neighborhood safety indicators benchmark below national averages, suggesting investors should underwrite to prudent security and insurance assumptions. Recent year-over-year data show declines in violent offense rates, pointing to improving momentum, but the area still compares less favorably than many neighborhoods nationwide.
For risk management, owners typically focus on lighting, access controls, and coordination with local community programs. Compare trends against other San Diego metro neighborhoods during diligence to calibrate expected operating practices and costs.
Proximity to diversified employers supports a steady workforce renter base and commute convenience, including food distribution, defense & aerospace, utilities, and technology. The list below highlights nearby anchors relevant to leasing and retention.
- Sysco — food distribution (11.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace (13.4 miles)
- Sempra Energy — utilities (16.8 miles) — HQ
- Qualcomm — semiconductors & wireless (17.6 miles) — HQ
- Celgene Corporation — biotechnology (18.4 miles)
This 33-unit asset is positioned to benefit from a high-cost ownership backdrop and a growing renter pool in eastern San Diego County. Neighborhood occupancy trends are healthy, and within a 3-mile radius, projections indicate increases in households and a higher renter-occupied share by 2028 — both supportive of multifamily demand and lease-up durability. Elevated neighborhood rents relative to national markets suggest pricing power, balanced by the need for attentive retention strategies as rent-to-income ratios tighten.
Based on commercial real estate analysis using WDSuite’s CRE market data, nearby amenities and major employment centers underpin day-to-day livability and commuter appeal. Safety benchmarks trail national norms but have recently improved, which argues for pragmatic security planning rather than outsized risk assumptions.
- High-cost ownership market reinforces reliance on rentals and supports pricing power
- Expanding renter pool within 3 miles and projected household growth support occupancy stability
- Competitive suburban amenities and proximity to major employers aid leasing and retention
- Risk: affordability pressure and below-average safety require active lease and OPEX management