| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 26th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 950 S Magnolia Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | $2,085,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
950 S Magnolia Ave, El Cajon Multifamily Opportunity
Neighborhood occupancy is exceptionally tight and renter demand is deep, according to WDSuite’s CRE market data, positioning this asset for stable leasing in a high-cost ownership market. Expect steady interest from a broad tenant base given strong grocery and pharmacy access and a renter-occupied tilt at the neighborhood level.
The property sits in an Urban Core neighborhood in El Cajon with a B- rating, where neighborhood occupancy is among the strongest in the metro. Among 621 San Diego metro neighborhoods, this area ranks at the top for occupancy, supporting leasing stability at the neighborhood level rather than indicating performance of the specific property. A high share of housing units are renter-occupied, signaling a deep tenant base and durable multifamily demand.
Daily needs are well served: grocery stores and pharmacies are abundant relative to national norms, while restaurant density is competitive. Park and cafe density is limited, which may modestly reduce lifestyle appeal compared with amenity-rich cores, but core conveniences remain accessible for residents.
Within a 3-mile radius, households have grown in recent years with further increases projected, even as population is expected to edge lower—pointing to smaller household sizes and a larger renter pool on a per-household basis. Median incomes have risen and are forecast to continue growing, which can support rent levels and retention. However, rent-to-income metrics indicate some affordability pressure, suggesting landlords should emphasize renewal management and value delivery.
Elevated home values and a high value-to-income ratio characterize this location relative to national benchmarks, reinforcing reliance on multifamily housing and helping sustain demand for rentals. The neighborhood’s average construction year skews early 1980s; with a 1985 vintage, the subject is somewhat newer than much of the surrounding stock, which can improve competitive positioning while still warranting targeted capital planning for aging systems or value-add upgrades.
Safety indicators in this neighborhood are mixed. Compared with neighborhoods nationwide, the area sits below the national median for safety. Within the San Diego metro, it is competitive among 621 neighborhoods, reflecting a middle-of-the-pack position locally rather than an outlier.
Recent trends are constructive: estimated violent and property offense rates have declined year over year, according to CRE market data from WDSuite. Investors should underwrite to prevailing local conditions and emphasize standard measures that support resident comfort and retention.
Proximity to diversified employers supports a broad workforce renter base and commute convenience, including defense & aerospace, food distribution, utilities, and wireless technology—drivers that can aid leasing stability and renewal rates.
- L-3 Telemetry & RF Products — defense & aerospace offices (10.4 miles)
- Sysco — food distribution (11.8 miles)
- Sempra Energy — utilities (12.5 miles) — HQ
- Qualcomm — wireless & semiconductors (15.7 miles) — HQ
This 1985-vintage, 36-unit asset benefits from exceptionally tight neighborhood occupancy and a renter-leaning housing stock, supporting a sizable tenant base and resilient leasing. Elevated ownership costs in the San Diego region reinforce reliance on multifamily rentals, while strong access to daily-needs amenities and proximity to major employers underpin demand and retention. According to CRE market data from WDSuite, neighborhood occupancy trends outpace metro norms, and household growth within 3 miles points to a larger near-term renter pool even as household sizes gradually contract.
The 1985 construction is somewhat newer than the local average, offering competitive positioning versus older stock and a clear pathway for targeted value-add—systems modernization, common-area refreshes, or in-unit updates—to drive rent premiums. Risks to underwrite include affordability pressure relative to household incomes and lighter park/cafe density versus amenity-rich cores, which places a premium on on-site experience and renewal strategy.
- Tight neighborhood occupancy and renter-occupied concentration support leasing stability
- High-cost ownership market sustains multifamily demand and pricing power
- 1985 vintage offers competitive edge vs. older stock with clear value-add upside
- Diverse nearby employers bolster the workforce renter base and renewals
- Risks: rent-to-income pressure and limited park/cafe density require active lease management