| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 30th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 340 Orlando St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 2021-09-29 |
| Transaction Price | $4,425,000 |
| Buyer | 340 ORLANDO ST LLC |
| Seller | SOMMERSET VILLAS PROPERTIES LLC |
340 Orlando St El Cajon Multifamily Investment
This 20-unit property built in 1977 operates in a neighborhood with strong rental tenure dynamics, where 84% of housing units are renter-occupied according to CRE market data from WDSuite.
El Cajon's urban core neighborhood demonstrates strong rental fundamentals with 97.3% neighborhood-level occupancy and an 84.3% rental tenure rate ranking in the top quartile nationally among 621 San Diego metro neighborhoods. The area benefits from exceptional amenity density, including 12.6 grocery stores per square mile (top 1% nationally) and robust restaurant and cafe access supporting tenant retention.
Demographics within the 3-mile radius show a stable renter base with median household income of $80,203 and projected 24% growth in total households through 2028. The neighborhood's 1977 average construction year aligns with the subject property's vintage, indicating consistent building stock that may present value-add renovation opportunities for investors seeking to differentiate units.
Median contract rents of $1,626 in the neighborhood reflect affordable positioning within the San Diego market, though rent-to-income ratios suggest affordability pressures that warrant careful lease management. The area's high rental tenure share reinforces sustained multifamily demand, while projected rent growth of 39% over five years indicates potential pricing power for well-positioned properties.
The neighborhood's crime metrics rank in the lower quartile among San Diego metro neighborhoods, with property offense rates significantly above regional averages. Violent crime rates also exceed typical metro levels, positioning below the 5th percentile nationally among comparable neighborhoods.
Recent trends show property offense rates increased 20.5% year-over-year, while violent offenses rose 44.1%, though these changes align with broader metro patterns. Investors should factor security considerations into property management strategies and tenant screening protocols when evaluating this location.
The property benefits from proximity to established corporate employers in the San Diego region, providing workforce housing opportunities for employees commuting to major technology and energy sector offices.
- L-3 Telemetry & RF Products — defense technology (11.5 miles)
- Sysco — food service distribution (11.6 miles)
- Sempra Energy — utilities and energy services (14.1 miles) — HQ
- Qualcomm — telecommunications technology (16.3 miles) — HQ
This 20-unit property constructed in 1977 operates within a neighborhood demonstrating resilient rental fundamentals, including 97.3% occupancy and 84.3% rental tenure positioning in the top quartile nationally. The area's exceptional amenity density and projected 24% household growth through 2028 support sustained tenant demand, while the property's 658-square-foot average unit size aligns with workforce housing needs in the San Diego market.
Based on multifamily property research from WDSuite, the neighborhood shows above-average NOI per unit performance at $9,636, ranking in the 77th percentile nationally. The 1977 construction year presents potential value-add opportunities through strategic renovations, particularly given the area's rent growth trajectory and strong rental tenure dynamics that minimize lease-up risk.
- High rental tenure (84.3%) ranks top quartile nationally, supporting occupancy stability
- Neighborhood NOI performance exceeds 77% of national comparables
- Projected 24% household growth through 2028 expands potential tenant base
- 1977 vintage presents value-add renovation opportunities
- Crime metrics require enhanced security considerations in property management