| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1051 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1975 |
| Units | 31 |
| Transaction Date | 2006-06-09 |
| Transaction Price | $3,175,000 |
| Buyer | ALBERT RICHARD J |
| Seller | TEMCOR LLC |
1051 N Escondido Blvd, Escondido Multifamily Investment
Neighborhood occupancy trends are above national medians, supporting leasing stability for a 31-unit asset, according to CRE market data from WDSuite. These are neighborhood metrics rather than property performance, but they indicate steady renter demand in this pocket of Escondido.
This Urban Core neighborhood in Escondido shows solid renter demand fundamentals: the share of housing units that are renter-occupied is elevated (ranked near the top among 621 metro neighborhoods), which points to a deep tenant base for multifamily. Neighborhood occupancy is also above national averages, supporting day-to-day leasing and renewal stability, based on CRE market data from WDSuite.
Livability signals are mixed. Grocery access is a relative strength, performing in the top percentile nationally, while cafes, parks, pharmacies, and restaurants are sparse within the neighborhood boundary. Average school ratings track below metro norms, which can influence family renter preferences but is often less decisive for smaller-unit buildings.
Home values sit in a high-cost ownership market (well above the national median), which typically sustains rental demand and can support pricing power for well-managed properties. At the same time, rent-to-income ratios are on the higher side locally, which suggests some affordability pressure and underscores the importance of careful lease management and amenity-value alignment to support retention.
The property’s 1975 vintage is older than the neighborhood’s average construction year. That can present value-add or modernization upside (interiors, systems, and curb appeal) and should be reflected in capital planning to maintain competitive positioning against newer stock.
Demographic statistics are aggregated within a 3-mile radius: households have expanded over the last five years and are projected to continue increasing by 2028, even as average household size trends lower. This combination generally points to a larger tenant base and ongoing demand for rental units, which can support occupancy stability over a hold period.
Safety indicators are mixed relative to the San Diego-Chula Vista-Carlsbad metro and the nation. The neighborhood’s crime ranking sits slightly below the metro median (339 out of 621 metro neighborhoods), and national comparisons place it below the national average for safety (around the lower third nationally). Recent data also show a year-over-year uptick in violent incidents alongside a modest increase in property offenses.
For investors, this suggests underwriting should account for professional property management, lighting and access controls, and resident engagement to support retention and day-to-day operations. Trends should be monitored over time, as safety metrics can shift with policing, community initiatives, and economic conditions.
The area draws from a diversified employment base within commuting distance, which supports renter demand and lease retention, including life sciences, energy, food distribution, and technology—specifically Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biopharma (12.8 miles)
- NRG Energy — energy (12.9 miles)
- Sysco — foodservice distribution (13.7 miles)
- Qualcomm — semiconductors (17.3 miles) — HQ
- Celgene Corporation — biotech (18.5 miles)
1051 N Escondido Blvd is a 31-unit, small-unit mix asset positioned in a renter-heavy neighborhood where occupancy trends run above national medians. Elevated home values in the area reinforce reliance on rental housing, and a growing household count within a 3-mile radius points to a larger tenant base over the next several years. According to CRE market data from WDSuite, the neighborhood’s rent levels are high relative to the nation, which supports revenue potential when paired with effective leasing and retention strategies.
Built in 1975, the property is older than the neighborhood’s average vintage, creating potential for targeted value-add—interior updates, systems, and curb appeal—while remaining mindful of affordability pressures (rent-to-income ratios are comparatively elevated). The combination of deep renter concentration, strong grocery access, and proximity to diversified employment hubs supports a durable demand narrative, with execution risk centered on renovation scope, cost control, and tenant retention.
- Renter-heavy neighborhood and above-median occupancy support leasing stability
- High-cost ownership market sustains multifamily demand and pricing power
- 1975 vintage offers value-add and modernization upside with thoughtful capex
- 3-mile area households are expanding, indicating a larger tenant base ahead
- Risks: affordability pressure (rent-to-income), safety metrics below national average, and renovation cost control