| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1120 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 2000 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1120 N Escondido Blvd Escondido Multifamily Opportunity
Neighborhood occupancy is measured in the mid-90s and renter-occupied share is high for this part of Escondido, supporting demand stability according to WDSuite’s CRE market data. Concentrated renter tenure suggests a deep tenant base, though leasing strategies should account for affordability pressures at the neighborhood level.
The property sits in Escondido’s Urban Core within the San Diego-Chula Vista-Carlsbad metro. The neighborhood’s occupancy rate is solid (measured for the neighborhood, not the property) and trends above national norms, while renter-occupied housing comprises a large share of units. This points to durable multifamily demand and a broad leasing pool, though rent-to-income levels indicate careful renewal management is prudent.
Everyday convenience is a relative strength: grocery access ranks 32nd among 621 metro neighborhoods and sits in the 99th percentile nationally, a competitive position within the metro. By contrast, limited café, restaurant, park, and pharmacy density indicates fewer lifestyle amenities in the immediate blocks, so resident appeal may lean more toward functional access than destination retail.
Home values are elevated for the neighborhood (84th percentile nationally) and the value-to-income ratio is high (93rd percentile nationally). In investor terms, this high-cost ownership context tends to sustain reliance on rental housing and can support pricing power, provided operators stay attentive to retention where rent-to-income ratios run tight. Average school ratings in the area are low (around the 15th percentile nationally), which may matter for family-oriented segments when positioning unit mixes and amenities.
Within a 3-mile radius, households have increased over the past five years and are projected to grow further, even as average household size trends lower. This supports a gradual renter pool expansion and can underpin occupancy stability. Median contract rents benchmark in the upper tier nationally, and NOI per unit for the neighborhood tests above many peer areas in the metro, according to WDSuite’s commercial real estate analysis.
Vintage matters for competitiveness: built in 2000, the asset is newer than the neighborhood’s average vintage (1983). That positioning can offer an edge versus older stock, while still leaving room for targeted modernization to keep systems and finishes current.
Safety indicators for the neighborhood (not the property) trend below national averages, with violent and property offense measures sitting in lower national percentiles. Within the San Diego-Chula Vista-Carlsbad metro, the neighborhood places on the weaker side of the pack rather than above the median.
Recent readings also show a year-over-year uptick in violent offenses at the neighborhood level. Investors typically account for this by emphasizing lighting, access control, and resident engagement to support retention and stabilize operations, alongside close monitoring of submarket trends over time.
Proximity to regional employers supports a diversified renter base and commute convenience, with representation from biotech, energy, distribution, and wireless technology. Nearby anchors include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotech (12.9 miles)
- NRG Energy — energy (13.1 miles)
- Sysco — foodservice distribution (13.8 miles)
- Qualcomm — wireless technology (17.5 miles) — HQ
- Celgene Corporation — biotech (18.6 miles)
This 80-unit, 2000-vintage asset benefits from a renter-heavy neighborhood with solid occupancy and high-cost ownership dynamics that help sustain rental demand. Within a 3-mile radius, households have grown historically and are projected to rise further alongside smaller average household sizes, pointing to a larger tenant base and support for occupancy.
According to WDSuite’s CRE market data, neighborhood-level rents benchmark in the upper tier nationally while grocery access is competitive within the metro, balancing more limited café and park density nearby. The asset’s newer construction relative to the area’s 1980s-era average provides a competitive position versus older stock, with selective modernization and amenity upgrades offering value-add potential. Operators should underwrite with attention to rent-to-income levels, school quality, and comparative safety when planning renewals and marketing.
- Renter-heavy neighborhood and solid occupancy support demand stability
- 2000 vintage offers a competitive edge versus older local stock with value-add upside
- Upper-tier neighborhood rent benchmarks and strong grocery access aid leasing
- Risks: affordability pressure, lower school ratings, and below-average safety indicators