| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 855 Portland St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 24 |
| Transaction Date | 2005-01-26 |
| Transaction Price | $4,200,000 |
| Buyer | HORIZON VILLAS LP |
| Seller | FGS PROPERTIES LLC |
855 Portland St El Cajon Multifamily Investment
Neighborhood-level occupancy is steady and renter-occupied concentration is high, supporting durable leasing fundamentals near 855 Portland St, according to WDSuite’s CRE market data. Investors should note these are neighborhood indicators, not property performance.
Located in El Cajon’s Urban Core (San Diego–Chula Vista–Carlsbad metro), the neighborhood carries a C- rating with occupancy running above many areas in the region. The local renter-occupied share is high, indicating a deep tenant base and potential for demand stability at multifamily assets; these metrics describe the neighborhood, not the property.
Everyday convenience is mixed. Cafes and childcare density rank in the top quartile among 621 metro neighborhoods and well above national norms, yet immediate coverage of groceries, pharmacies, parks, and restaurants is limited. For investors, this blend suggests workforce-oriented demand with some reliance on short drives for essentials rather than walk-to retail.
From an income and housing-cost standpoint, this is a high-cost ownership market: neighborhood home values sit well above national norms, which tends to sustain multifamily demand and leasing retention. At the same time, rent-to-income levels run tight by national comparison, implying affordability pressure that warrants active lease management and thoughtful renewal strategies.
NOI per unit is competitive among metro peers (top quartile locally), and housing indicators are also competitive within the metro. Demographic statistics aggregated within a 3-mile radius show modest recent population growth with a larger increase in households and a projected further rise in household count, which supports a larger tenant base and occupancy stability. Median household incomes have trended higher, and median asking rents have increased historically with further increases projected, reinforcing the case for sustained renter demand when balanced against affordability risk, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood are weaker than metro and national averages. The area ranks 507 out of 621 metro neighborhoods for overall crime, placing it below the metro median. Nationally, crime measures fall in lower percentiles, signaling elevated incidents relative to many U.S. neighborhoods.
Recent year-over-year trends point to a notable uptick in violent offenses and moderate increases in property offenses. For underwriting, this typically translates to heightened emphasis on on-site security, lighting, and resident screening to support retention and stabilize operating performance. These statistics reflect neighborhood conditions, not property-specific activity.
Nearby employment centers span defense and aerospace, food distribution, utilities, telecom/semiconductors, and biotech—providing a broad white- and blue-collar renter base and commute convenience that can aid retention. The employers below are listed by proximity.
- L-3 Telemetry & RF Products — defense & aerospace (11.0 miles)
- Sysco — food distribution (12.2 miles)
- Sempra Energy — utilities (13.1 miles) — HQ
- Qualcomm — semiconductors & telecom (16.3 miles) — HQ
- Celgene Corporation — biotechnology (16.8 miles)
855 Portland St offers exposure to an Urban Core neighborhood with a deep renter base and occupancy that trends above many areas of the San Diego metro. High ownership costs in the area support sustained reliance on multifamily housing, while neighborhood NOI per unit performance ranks competitively within the metro. According to CRE market data from WDSuite, rising household counts within a 3-mile radius, coupled with historical and projected rent growth, point to durable renter demand and potential for steady leasing when managed against local affordability pressures.
Key considerations include limited immediate grocery and park access and safety metrics that trail metro and national benchmarks—factors that call for targeted capital planning (curb appeal, lighting, and amenities) and disciplined lease management. Balanced against these risks, the broad employment base and renter concentration support a resilient demand story for stabilized or value-focused strategies.
- Deep neighborhood renter base and above-median occupancy support demand stability.
- Competitive NOI per unit locally with high-cost ownership reinforcing multifamily reliance.
- 3-mile demographics show rising household counts and income gains, supporting absorption and rent growth potential.
- Risk: affordability pressure and weaker safety metrics necessitate proactive leasing, security, and resident retention strategies.
- Operational focus: limited nearby groceries/parks suggests value in convenience-oriented amenities and partnerships.