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446-448 Claydelle Ave, El Cajon

Sold for $492,500

Represented Seller

Days on Market

11

2

Total Units

$246K

Price Per Unit

—

Cap Rate at Sale

Represented Seller

Representation

Property Details

 

446–448 Claydelle Ave, El Cajon 92020 – Two-Unit Multifamily Sale


Property Overview


The property at 446–448 Claydelle Ave consists of two standalone multifamily units situated in one of El Cajon’s high-demand rental corridors. This low-density, value-oriented asset type continues to attract steady investor interest due to its strong rentability and ease of management.


Deal Summary


  • Sold For: $492,500

  • Property Type: Duplex (2 Units)

  • Unit Mix:

    • (1) 2 Bed / 1 Bath

    • (1) 1 Bed / 1 Bath

  • Representation: Seller


This transaction reflects the continued strength of the small-unit multifamily segment within East County.


Investment Highlights


  • Located in a stable renter market with strong workforce housing demand

  • Each unit features functional layouts ideal for long-term tenancy

  • Below replacement cost pricing — appealing to both owner-users and investors

  • Located near public transit, shopping corridors, and local employment hubs

  • Strong rent growth potential due to El Cajon’s improving economic fundamentals


El Cajon Multifamily Market Insight


East County — and El Cajon in particular — remains one of San Diego’s most resil­ient markets for small multifamily assets.


Key trends influencing investor demand:


  • Consistent rental demand driven by affordability relative to central San Diego

  • Investors targeting 2–4 unit buildings for their financing flexibility

  • High interest from buyers exploring ADU additions for increased NOI

  • Increasing competition for duplex and triplex assets as inventory remains limited

  • Strong GRM and CAP rate performance compared to other San Diego submarkets


For owners considering selling, the current market continues to reward well-located small-unit properties like Claydelle Ave.


Advisory Strategy & Execution


Representing the seller, Arby focused on positioning the property to attract both first-time multifamily buyers and seasoned investors.


Strategic Actions Included:


  • Underwriting NOI and market rent upside

  • Highlighting location fundamentals and tenant demand

  • Evaluating ADU feasibility to showcase long-term growth potential

  • Positioning the asset competitively to maximize buyer pool interest

  • Managing negotiations to secure a clean and timely closing


The sale demonstrated Arby’s expertise in marketing smaller multifamily properties with strong rental potential.


Result


The property sold for $492,500, providing the seller with a successful exit while ensuring the buyer secured a reliable, income-producing asset in a highly sought-after submarket.


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446-448 Claydelle Ave, El Cajon — apartment building sold by Arby Eivazian, San Diego

Narrative

Fully remodeled duplex in El Cajon. New kitchen, stainless appliances, new flooring, and strong $2,945 monthly income. Cash-flowing on day 1.

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