| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 946 S Anza St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 2000 |
| Units | 66 |
| Transaction Date | 1997-01-02 |
| Transaction Price | $348,500 |
| Buyer | LYSINGER DAVID |
| Seller | ANZA SOUTH LTD |
946 S Anza St El Cajon Multifamily Investment
This 66-unit property benefits from strong neighborhood-level occupancy at 95.1% and an 80.4% rental tenure share that ranks in the top 5% nationally. Above-average NOI per unit performance supports stable cash flow in San Diego County's established rental market.
Located in El Cajon's urban core, this neighborhood demonstrates solid fundamentals for multifamily investors. The area maintains 95.1% occupancy, ranking above the metro median among 621 San Diego neighborhoods, while the 80.4% rental tenure share ranks in the top 5% nationally. These metrics indicate strong rental demand and limited ownership competition in the immediate market.
Built in 2000, this property aligns with the neighborhood's 1980 average construction year, positioning it as newer stock that may require less immediate capital expenditure than older competing assets. Median contract rents of $1,784 rank in the 87th percentile nationally, reflecting the area's established rental pricing power within the broader San Diego market.
Demographics within a 3-mile radius show a stable tenant base with 144,037 residents and 53% renter-occupied housing units. The area's $81,402 median household income supports current rent levels, though investors should monitor the 40% rent-to-income ratio which ranks in the bottom quartile nationally, suggesting potential affordability pressures that could affect lease renewals and concession strategies.
The neighborhood ranks competitively for housing fundamentals but shows limited amenity density, with minimal grocery, restaurant, and park access per square mile. However, strong childcare availability (98th percentile nationally) and cafe density (94th percentile) may appeal to family-oriented tenants, supporting retention in this established rental submarket.
Property crime rates in this neighborhood rank 242nd among 621 San Diego metro neighborhoods, placing it above the metro median with a national percentile of 20%. While violent crime rates rank lower at the 15th percentile nationally, recent data shows concerning trends with violent offenses increasing 105.1% year-over-year, ranking in the bottom quartile regionally.
Investors should factor these safety metrics into tenant retention strategies and consider security enhancements as part of capital planning. The mixed safety profile suggests monitoring local crime trends and potentially implementing property-level security measures to maintain competitive positioning in the rental market.
The property benefits from proximity to established corporate employers that support workforce housing demand, including defense, telecommunications, and energy sector offices within commuting distance.
- L-3 Telemetry & RF Products — defense & aerospace (11.2 miles)
- Sysco — food service distribution (12.2 miles)
- Sempra Energy — utilities (13.1 miles) — HQ
- Qualcomm — telecommunications technology (16.4 miles) — HQ
- Celgene Corporation — biotechnology (16.9 miles)
This 66-unit El Cajon property offers stable cash flow fundamentals with neighborhood-level occupancy at 95.1% and NOI per unit averaging $8,972, ranking in the 74th percentile nationally according to CRE market data from WDSuite. The 2000 construction year positions the asset as newer stock relative to the area's 1980 average, potentially reducing near-term capital expenditure needs while maintaining competitive appeal.
The 80.4% rental tenure share creates a deep tenant pool, ranking in the top 5% nationally and supporting lease-up velocity. Demographics within a 3-mile radius project modest population growth through 2028, with household formation supporting continued rental demand. However, the 40% rent-to-income ratio warrants careful lease management and monitoring of affordability pressures in renewal negotiations.
- Strong occupancy fundamentals at 95.1% neighborhood-level performance
- Above-average NOI per unit at $8,972 supports stable cash flow
- High rental tenure share (80.4%) indicates deep tenant demand
- 2000 construction year reduces immediate capital expenditure risk
- Risk: High rent-to-income ratios may pressure lease renewals and limit rent growth