| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 933 Peach Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | 2012-04-20 |
| Transaction Price | $95,500 |
| Buyer | KUERBIS MIKE S |
| Seller | COLLINS SANDRA L |
933 Peach Ave El Cajon Multifamily Investment
Neighborhood renter concentration is elevated, supporting depth of the tenant base, while occupancy trends sit near broader norms according to WDSuite’s CRE market data.
The property sits in El Cajon within the San Diego–Chula Vista–Carlsbad metro’s Urban Core. The neighborhood scores C+ overall and is competitive on amenities, landing in the top quartile among 621 metro neighborhoods for overall amenity access. Practical daily needs are well covered, with grocery and pharmacy access ranking in the mid-to-high 90s nationally, though immediate cafe and park density is limited. Restaurant density is also strong by national comparison, supporting neighborhood convenience for residents.
For investors assessing renter demand, two signals stand out. First, the neighborhood shows a high share of renter-occupied housing units (renter concentration), indicating a broad local tenant base for multifamily. Second, within a 3-mile radius, households have grown in recent years and are projected to increase further by 2028, pointing to a larger renter pool and potential support for occupancy stability and leasing velocity. Median contract rents in the neighborhood are above national norms, while rent-to-income ratios indicate some affordability pressure to monitor for lease management.
The asset’s 1972 vintage is older than the neighborhood’s average construction year, suggesting near- to medium-term capital planning needs and potential value-add or renovation upside to close feature gaps versus newer stock. Occupancy in the neighborhood sits around the national middle and has softened modestly over the past five years; prudent operators may emphasize renewal strategies and targeted upgrades to maintain positioning. School scores in the neighborhood trend below national averages, which can factor into family-driven demand, while strong access to childcare helps offset convenience concerns for some renters.
In market context, elevated home values and a high value-to-income ratio characterize a high-cost ownership environment, which tends to reinforce reliance on multifamily housing and can support pricing power where product quality and management execution are strong. Taken together—and based on commercial real estate analysis from WDSuite—the location offers daily-needs convenience and a durable renter base, with performance hinging on thoughtful capex, unit modernization, and disciplined affordability management.
Safety indicators in this neighborhood trail national norms, with both property and violent offense rates benchmarking in the lower national percentiles. Within the San Diego–Chula Vista–Carlsbad metro, the neighborhood ranks in the lower half among 621 neighborhoods, indicating comparatively higher crime levels than many peer areas.
Recent year-over-year readings show a noticeable uptick, so investors often underwrite for enhanced lighting, access controls, and resident engagement to support retention and stabilize operating results. Comparatively, surrounding submarkets may offer stronger safety profiles; positioning the asset with visible security measures and professional on-site management can help mitigate risk.
Nearby employment anchors span food distribution, defense & aerospace electronics, energy utilities, wireless technology, and biotech, supporting a diverse commuter base and reinforcing renter demand through commute convenience.
- Sysco — food distribution (10.8 miles)
- L-3 Telemetry & RF Products — defense & aerospace electronics (10.9 miles)
- Sempra Energy — energy utilities (13.8 miles) — HQ
- Qualcomm — wireless technology (15.6 miles) — HQ
- Celgene Corporation — biotech (16.2 miles)
This 34-unit, 1972-vintage asset in El Cajon offers exposure to a renter-heavy neighborhood with strong daily-needs accessibility. Elevated ownership costs in the metro bolster reliance on rental housing, while households within a 3-mile radius are projected to increase through 2028, supporting a larger tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends are near national norms with some softening, which puts a premium on targeted value-add execution and active lease management.
The vintage implies capex planning—modernizing interiors, systems, and curb appeal can improve competitive positioning against newer product. Safety metrics trail national benchmarks and school ratings are weaker, so underwriting should include security enhancements and marketing to demand segments less sensitive to school scores. With disciplined operations, the combination of renter concentration, amenity convenience, and high-cost ownership context can support durable demand and steady cash flow potential.
- Renter-heavy neighborhood and projected household growth expand the tenant base and support occupancy.
- Daily-needs convenience (groceries, pharmacies, restaurants) enhances leasing and retention.
- 1972 vintage presents value-add and modernization opportunities to drive rent competitiveness.
- High-cost ownership market reinforces reliance on multifamily housing and pricing power where execution is strong.
- Risks: safety metrics below national norms and modest occupancy softening call for security and proactive lease management.