| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1125 N Broadway, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1973 |
| Units | 85 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1125 N Broadway Escondido Multifamily Investment Opportunity
Neighborhood fundamentals point to durable renter demand with an above‑median national occupancy profile and a high renter-occupied concentration, according to WDSuite’s CRE market data. Positioning within San Diego County supports consistent leasing while leaving room for targeted value-add at this 1973 asset.
Situated in Escondido within the San Diego-Chula Vista-Carlsbad metro, the property benefits from a renter-driven neighborhood profile. The share of housing units that are renter-occupied is elevated (68.8% at the neighborhood level), indicating a deeper tenant base and contributing to demand stability for multifamily owners. Neighborhood occupancy trends sit above the national median, supporting cash flow resilience through cycles based on CRE market data from WDSuite.
Access to daily needs is a relative strength: neighborhood grocery availability ranks among the top quartile nationally (32 out of 621 metro neighborhoods; 99th percentile), which is supportive of livability and lease retention. By contrast, cafes, restaurants, parks, and pharmacies are sparse within the immediate neighborhood footprint, so residents may rely on nearby corridors for those amenities.
For schools, the average neighborhood school rating trends below national norms (around the 15th percentile). Investors should underwrite this as a potential leasing headwind for family-oriented demand while recognizing that proximity to broader San Diego education options can mitigate impact at the property level.
Home values in the neighborhood sit high relative to national benchmarks (84th percentile) and value-to-income ratios are elevated (93rd percentile). This points to a high-cost ownership market that tends to reinforce reliance on rental housing, supporting pricing power for well-managed assets. At the same time, rent-to-income ratios are tighter locally, warranting attentive lease management and renewal strategies to maintain retention.
Vintage and competitive positioning: The asset was built in 1973, older than the neighborhood’s average construction year (1983). That age profile suggests budgeting for capital projects and presents value-add or modernization upside to differentiate against newer stock while capturing demand from the area’s substantial renter pool.
Safety metrics for the neighborhood trend below the national median, with overall safety around the 30th percentile nationwide. Within the San Diego metro, the neighborhood stands near the middle of the pack (crime rank 339 among 621 neighborhoods), indicating conditions that are comparable to many urban core locations in large coastal markets.
Investors should expect typical urban management needs and consider measures that support resident comfort and retention. Monitoring trend direction and property-level improvements can help maintain leasing velocity without overstating block-level precision.
Proximity to regional corporate offices supports a broad commuter tenant base and helps underpin leasing stability. Key employers within practical drive times include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — corporate offices (13.0 miles)
- NRG Energy — corporate offices (13.1 miles)
- Sysco — corporate offices (13.9 miles)
- Qualcomm — corporate offices (17.6 miles) — HQ
- Celgene Corporation — corporate offices (18.7 miles)
This 85‑unit, 1973 multifamily property in Escondido aligns with renter-driven neighborhood dynamics and above‑median national occupancy, offering a foundation for steady cash flow. Elevated ownership costs locally reinforce rental demand, while household growth within a 3‑mile radius and a projected increase in households through 2028 point to a larger tenant base and support for occupancy stability, based on CRE market data from WDSuite.
The vintage suggests value‑add potential through targeted renovations and systems upgrades to compete against newer product. Investors should balance pricing power from a high-cost ownership market with resident affordability pressure, and plan for urban management practices consistent with comparable San Diego neighborhoods.
- Renter‑heavy neighborhood supports demand depth and leasing stability.
- Above‑median national occupancy and strong grocery access aid retention.
- 1973 vintage offers value‑add and modernization upside versus newer stock.
- 3‑mile area shows growing households, expanding the renter pool through 2028.
- Risks: tighter rent‑to‑income ratios, below‑median safety metrics, and limited nearby lifestyle amenities beyond groceries.