| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 11th | Poor |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 849 N 3rd St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
849 N 3rd St, El Cajon Multifamily Investment
Neighborhood indicators show full occupancy and a deep renter base that can support leasing stability for this asset, according to WDSuite’s CRE market data. These are neighborhood-level measures, not specific to the property.
Situated in El Cajon within the San Diego metro, the surrounding neighborhood exhibits strong rental housing dynamics: it ranks first for neighborhood occupancy among 621 metro neighborhoods, signaling durable tenant demand at the neighborhood level (not the property). Renter-occupied housing is prevalent locally, which typically supports a deeper tenant pool and steadier lease-up for multifamily assets.
Livability drivers are mixed. Grocery access is comparatively strong (competitive nationally), and restaurant density is above many U.S. neighborhoods, while parks, pharmacies, childcare, and cafes are thinner within the immediate neighborhood. For investors, that combination often points to everyday convenience but fewer discretionary amenity nodes within walking distance, with most leisure destinations reached by short drives.
Vintage context matters: the property was built in 1972, slightly older than the neighborhood’s average construction year (1974). That age profile typically implies ongoing capital planning and potential value-add upside through targeted renovations and building systems modernization compared with newer deliveries in the metro.
Within a 3-mile radius, demographics show a stable to modestly expanding tenant base: total population edges higher, and households have increased historically with forecasts calling for further household growth. The renter share within this radius is slightly above half, which supports demand depth for multifamily units and can aid occupancy resilience. Rising median incomes and market rents in the 3-mile area, as tracked by WDSuite, point to sustained pricing power, though operators should pair growth ambitions with attentive lease management.
Ownership remains a high-cost alternative across the region. Elevated home values in the neighborhood context reinforce renter reliance on multifamily housing, which can support retention and reduce move-outs to ownership during steady market conditions.
Safety trends should be weighed with regional context. The neighborhood sits below the national safety median (around the 21st percentile nationwide) and is weaker than many San Diego metro peers, with a crime rank of 526 out of 621 metro neighborhoods. This indicates comparatively higher reported crime than much of the region.
Recent year-over-year estimates show an uptick in both property and violent offenses at the neighborhood level. Investors typically address this with lighting, access control, and property management presence, and by aligning leasing strategies with local demand for well-managed workforce housing. Always evaluate submarket and street-level conditions during diligence, as safety can vary block to block.
Nearby employment centers span food distribution, aerospace/defense electronics, energy utilities, wireless/semiconductors, and biotech. These hubs support a broad renter base and convenient commutes that can aid leasing stability for workforce-oriented units.
- Sysco — food distribution (11.6 miles)
- L-3 Telemetry & RF Products — defense & aerospace electronics (12.2 miles)
- Sempra Energy — energy utilities (15.0 miles) — HQ
- Qualcomm — wireless & semiconductors (16.9 miles) — HQ
- Celgene Corporation — biotech/pharma (17.5 miles)
This 52-unit, 1972-vintage community in El Cajon benefits from neighborhood-level occupancy that ranks first among 621 metro neighborhoods, indicating strong rental absorption potential at the neighborhood scale. The asset’s slightly older vintage versus the local average (1974) suggests recurring capital planning and value-add opportunities to enhance competitiveness against newer stock, while elevated regional ownership costs tend to reinforce renter demand for multifamily housing. According to commercial real estate analysis from WDSuite, the surrounding 3-mile area shows steady population with growing households and rising incomes, which supports a stable to expanding tenant base.
Everyday conveniences are accessible via strong grocery and restaurant presence, though certain amenities (parks, cafes, pharmacies) are thinner nearby and may require short drives. Forward-looking household growth within a 3-mile radius, coupled with a renter share just over half, points to ongoing demand depth; operators should balance rent growth objectives with attentive affordability and retention management.
- Neighborhood occupancy ranks first among 621 metro neighborhoods, supporting leasing stability at the neighborhood level.
- 1972 vintage creates clear value-add and systems upgrade pathways to compete with newer San Diego metro product.
- High regional ownership costs reinforce reliance on rentals, aiding tenant retention and pricing power in steady markets.
- 3-mile demographics indicate a growing household base and rising incomes, supporting demand for multifamily units.
- Risks: below-average safety metrics in the neighborhood and amenity gaps (parks/cafes/pharmacies) require active management and resident-experience strategies.