| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 66th | Good |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1006 Del Dios Rd, Escondido, CA, 92029, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1006 Del Dios Road Escondido Multifamily Investment
This 28-unit property benefits from strong neighborhood-level occupancy at 95.4% and above-average NOI per unit performance. Commercial real estate analysis indicates resilient rental demand in San Diego County's inner suburban markets.
The property sits in an inner suburban neighborhood that ranks above the metro median for housing fundamentals, placing in the top quartile among 621 metro neighborhoods for NOI per unit at $12,363 average. Neighborhood-level occupancy holds steady at 95.4%, supported by a renter-occupied housing share of 47.4% that reinforces rental demand depth.
Built in 1986, this vintage aligns with the neighborhood's 1992 average construction year, positioning the asset for potential value-add opportunities through targeted capital improvements. The area demonstrates rent growth momentum with median contract rents reaching $2,247, representing 34% growth over five years.
Demographics within a 3-mile radius show a stable tenant base of over 91,000 residents, with 55.3% of housing units renter-occupied. Median household income of $78,879 supports current rent levels, while forecasted income growth to $109,472 by 2028 suggests sustained affordability for quality rental housing. Home values averaging $919,421 reinforce rental demand as elevated ownership costs keep households in the multifamily market.
The neighborhood earns above-average ratings for school quality at 4.0 out of 5, ranking in the 84th percentile nationally, which supports family tenant retention. While amenity density remains limited with minimal walkable retail, the location provides essential services including grocery access at 0.68 stores per square mile.
Safety metrics present a mixed profile that requires careful monitoring. Property crime rates of 555 incidents per 100,000 residents place the neighborhood in the lower third among 621 metro neighborhoods, though recent trends show improvement with a 29% decline in property offenses year-over-year.
Violent crime remains relatively contained at 122 incidents per 100,000 residents, ranking in the bottom quartile metro-wide. However, recent upticks in violent crime rates warrant attention for property management and tenant retention strategies. Overall crime performance ranks below metro averages, suggesting enhanced security measures and community engagement may benefit long-term investment returns.
The property benefits from proximity to major corporate employers across technology, healthcare, and energy sectors that support workforce housing demand throughout San Diego County.
- Sysco — food distribution services (12.1 miles)
- Nrg Energy — energy services (12.5 miles)
- Gilead Sciences — biotechnology (13.3 miles)
- Qualcomm — technology and telecommunications (15.1 miles) — HQ
- Celgene Corporation — biotechnology (16.7 miles)
This 1986-vintage property offers value-add potential in a neighborhood demonstrating solid fundamentals, with occupancy rates at 95.4% and NOI per unit performance in the top quartile among San Diego metro neighborhoods. According to CRE market data from WDSuite, the area shows rent growth momentum with 34% increases over five years, while demographic projections indicate household growth and income expansion through 2028 that should support continued rental demand.
The investment case centers on stable cash flow supported by high renter occupancy rates and proximity to major employment centers including Qualcomm headquarters. Home values averaging over $900,000 reinforce rental demand as ownership costs keep households in the multifamily market, while the property's vintage presents opportunities for strategic capital improvements to capture additional rent premiums.
- Strong neighborhood occupancy at 95.4% with above-metro NOI performance
- Rent growth momentum with 34% increases over five years
- Value-add potential through strategic renovations of 1986 vintage units
- Proximity to major employers including Qualcomm headquarters supports tenant demand
- Risk consideration: Below-average safety metrics require enhanced security planning