| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 989 Peach Ave, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1974 |
| Units | 120 |
| Transaction Date | 2012-02-29 |
| Transaction Price | $17,150,000 |
| Buyer | 989 PEACH CA LP |
| Seller | 656 TIERRA DEL SOL LLC |
989 Peach Ave, El Cajon Multifamily Investment
Neighborhood-level occupancy sits near the national median while renter concentration is elevated, pointing to a durable tenant base, according to WDSuite’s CRE market data. For investors, this suggests steady demand with potential to capture consistent renewals in a high-cost ownership market.
The property is positioned in an Urban Core pocket of El Cajon within the San Diego metro, where neighborhood-level occupancy is around the national midpoint and renter-occupied housing is substantial (64.3% of units at the neighborhood level). For multifamily owners, that depth of renter households supports ongoing leasing activity and a wider prospect pool, even as renewal strategies remain important to sustain stability.
Daily-needs access is a relative strength: grocery and pharmacy density rank among the strongest in the metro (both competitive among 621 San Diego neighborhoods) and test in the top quartile nationally. Dining options are plentiful in the area as well. By contrast, cafes and park acreage are limited, so lifestyle appeal leans more utilitarian than recreational.
Home values in the neighborhood test high versus national benchmarks and the San Diego region, which reinforces reliance on rental housing and can support pricing power for well-positioned assets. However, the neighborhood rent-to-income ratio of 31% indicates affordability pressure that owners should manage through thoughtful renewal and amenity/finish positioning.
Within a 3-mile radius, demographics point to a stable and expanding renter pool: population edged up over the past five years and is projected to grow further, with households expected to increase meaningfully over the next five years. This suggests more renters entering the market and supports occupancy stability for well-managed assets, based on multifamily property research from WDSuite.
Safety outcomes at the neighborhood level trail broader metro and national comparisons. The area ranks in the lower tier among 621 San Diego neighborhoods and sits below most neighborhoods nationwide by percentile. Recent year-over-year estimates indicate increases in both property and violent offenses, so underwriting should incorporate conservative assumptions for security measures and insurance.
Interpret these signals as neighborhood-level context rather than block-level conditions; investors typically address similar profiles with lighting, access control, and partnership with local resources to support resident retention and asset performance.
Proximity to regional employers supports workforce demand and commute convenience, with nearby anchors spanning food distribution, defense & aerospace, utilities, semiconductors, and biopharma — factors that can aid leasing velocity and retention.
- Sysco — foodservice distribution (10.9 miles)
- L-3 Telemetry & RF Products — defense & aerospace (10.9 miles)
- Sempra Energy — utilities (13.9 miles) — HQ
- Qualcomm — semiconductors (15.7 miles) — HQ
- Celgene Corporation — biopharma (16.3 miles)
Built in 1974, the asset is older than the neighborhood’s average vintage, creating clear value-add and capital planning angles around interiors, systems, and curb appeal to enhance competitive positioning versus newer stock. Neighborhood-level occupancy trends hover around the national median, and a high share of renter-occupied units indicates durable demand depth. Elevated home values in the area further sustain reliance on multifamily, while the 31% neighborhood rent-to-income ratio argues for disciplined lease management to balance pricing power with retention.
Forward-looking demographics within a 3-mile radius show population growth and a notable increase in households, pointing to continued renter pool expansion and support for occupancy stability. According to CRE market data from WDSuite, the neighborhood’s strengths in daily-needs access (grocery/pharmacy) and proximity to diversified employers can underpin stable leasing, while investors should underwrite security, insurance, and ongoing affordability pressure with care.
- Demand depth: high neighborhood renter concentration supports leasing and renewals
- Value-add path: 1974 vintage offers renovation and systems-upgrade upside
- Daily-needs access: strong grocery and pharmacy density aids retention
- Employment reach: diversified regional employers support workforce housing demand
- Risks: below-average safety metrics and rent-to-income pressure warrant conservative underwriting