| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 26th | Poor |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 963 Estes St, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
963 Estes St El Cajon Multifamily Investment
This 24-unit property from 1972 sits in a neighborhood with 100% occupancy and strong rental demand fundamentals. CRE market data from WDSuite shows the area ranking in the top 16% nationally for housing metrics, supported by a 65.3% rental share among housing units.
This El Cajon neighborhood demonstrates strong rental housing fundamentals, with 65.3% of housing units occupied by renters—placing it in the 96th percentile nationally for rental share. The area maintains 100% occupancy, ranking first among 621 San Diego metro neighborhoods, indicating sustained demand for multifamily housing. Average net operating income per unit reaches $8,611, positioning the neighborhood in the 71st percentile nationally.
Built in 1972, this property aligns with the neighborhood's average construction year of 1980, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The area's median contract rent of $1,659 has grown 39.1% over five years, reflecting solid rental pricing power despite ranking in the middle tier among metro neighborhoods.
Demographics within a 3-mile radius show a population of 146,165 with household income growth of 31.8% over five years, reaching a median of $80,176. The area maintains strong grocery access with 7.36 stores per square mile, ranking in the 98th percentile nationally, while childcare availability ranks in the 89th percentile. However, the neighborhood shows limited park and cafe amenities, which investors should consider for tenant retention strategies.
Home values averaging $593,414 with 45.7% five-year appreciation create elevated ownership costs that can sustain rental demand, particularly given the rent-to-income ratio of 0.34. Forward-looking demographics project continued household formation with rental units expected to comprise 52.6% of housing stock by 2028, supporting long-term multifamily demand fundamentals.
Safety metrics for this neighborhood show mixed performance relative to the San Diego metro area. Property crime rates of 1,540 incidents per 100,000 residents place the area in the 15th percentile nationally, indicating elevated property crime levels compared to neighborhoods nationwide. However, recent trends show improvement with property crime declining 12.4% year-over-year.
Violent crime rates of 244 incidents per 100,000 residents rank in the 17th percentile nationally, while showing an 8.1% year-over-year decline. These improving crime trends, combined with the neighborhood's strong occupancy performance, suggest that safety concerns may be offset by other location advantages for multifamily investors focused on rental demand stability.
The El Cajon area benefits from proximity to major San Diego employers, providing workforce housing opportunities for tenants commuting to corporate offices and headquarters within the region.
- L-3 Telemetry & RF Products — defense & aerospace (10.2 miles)
- Sysco — food distribution (11.8 miles)
- Sempra Energy — utilities HQ (12.3 miles)
- Qualcomm — technology HQ (15.5 miles)
This 24-unit property presents a compelling multifamily investment opportunity anchored by exceptional neighborhood occupancy performance and rental demand fundamentals. According to multifamily property research from WDSuite, the area maintains 100% occupancy while ranking first among 621 San Diego metro neighborhoods, supported by a 65.3% rental share that places it in the 96th percentile nationally. The 1972 construction year offers potential value-add opportunities through strategic renovations and unit improvements.
Demographic trends within a 3-mile radius support long-term rental demand, with household income growth of 31.8% over five years and projected rental unit share of 52.6% by 2028. Home values averaging $593,414 create elevated ownership costs that reinforce rental demand, while the area's strong grocery and childcare amenity access supports tenant retention. However, investors should factor in elevated crime rates and limited park amenities when evaluating tenant appeal and lease management strategies.
- 100% neighborhood occupancy ranking first among 621 metro neighborhoods
- 65.3% rental share placing area in 96th percentile nationally
- 1972 vintage offering value-add renovation potential
- Strong household income growth of 31.8% supporting rent growth
- Risk consideration: Property crime rates in 15th percentile nationally require security planning