| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 863 S Mollison Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1976 |
| Units | 71 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
863 S Mollison Ave, El Cajon Multifamily Investment
Neighborhood occupancy near 95% points to steady leasing fundamentals, while a balanced renter base supports demand depth, according to WDSuite’s CRE market data.
Situated in El Cajon within the San Diego-Chula Vista-Carlsbad metro, the neighborhood carries a C- rating and ranks 570 out of 621 metro neighborhoods — below the metro median. Even so, housing fundamentals show relative strength: the neighborhood’s housing score is 199 of 621 (competitive among San Diego neighborhoods), and occupancy of the surrounding area is 95.1% (above national norms), based on CRE market data from WDSuite.
Local amenity access is mixed. Cafes and childcare density rank near the top of the metro and are top quartile nationally, while grocery, parks, and pharmacies are less concentrated within the immediate neighborhood. For schools, average ratings trend lower relative to national peers, so operators often lean on property-level amenities and management practices to support retention.
Home values in the neighborhood test well above national levels, indicating a high-cost ownership market that tends to sustain multifamily renter reliance. Within a 3-mile radius, renter-occupied housing comprises roughly half of units, signaling a sizeable tenant base; at the same time, a higher rent-to-income environment suggests careful lease management to balance pricing power with retention.
Demographic data aggregated within a 3-mile radius show modest population growth in recent years, rising household counts, and continued household expansion projected over the next five years — all supportive of a larger renter pool and occupancy stability. The property’s 1976 vintage is slightly older than the neighborhood average construction year, pointing to potential value-add and capital planning opportunities to modernize interiors and systems and enhance competitive positioning versus newer stock.
Relative to San Diego metro peers, the neighborhood’s safety profile is below average (crime rank 507 out of 621). Nationally, it sits in a lower safety percentile, indicating higher reported crime compared with many U.S. neighborhoods. These metrics reflect broader urban-core dynamics rather than property-specific conditions.
Recent trends indicate some year-over-year increases in both property and violent offenses. Investors typically account for this with operational measures — lighting, access control, and resident engagement — while weighing the submarket’s demand fundamentals and proximity to employment.
The area draws from a diversified employment base across defense technology, food distribution, energy utilities, and life sciences — supporting renter demand through commute convenience to major corporate nodes listed below.
- L-3 Telemetry & RF Products — defense & aerospace offices (11.1 miles)
- Sysco — food distribution (12.1 miles)
- Sempra Energy — energy utilities (13.2 miles) — HQ
- Qualcomm — wireless & semiconductors (16.3 miles) — HQ
- Celgene Corporation — biotech (16.8 miles)
This 71-unit, 1976-vintage asset benefits from a neighborhood with above-national occupancy and a renter base supported by high ownership costs, aiding demand stability and lease-up resilience. According to CRE market data from WDSuite, the neighborhood’s housing fundamentals compare favorably within the metro even as overall neighborhood rating trends lower, suggesting that asset-level improvements can capture durable demand.
Within a 3-mile radius, growing household counts and a sustained share of renter-occupied units expand the tenant base, while proximity to diversified employers anchors weekday traffic and supports retention. Given its older vintage, targeted renovations and system updates can position the asset competitively versus newer product, with underwriting calibrated to a higher rent-to-income environment and measured operating risk management.
- Above-national occupancy and high-cost ownership context support renter demand
- 1976 vintage offers value-add and capital planning upside
- Diversified nearby employers bolster leasing stability
- Household growth within 3 miles expands the renter pool over the forecast period
- Risks: below-metro-average safety metrics and rent-to-income pressure require prudent operations