| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1136 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1982 |
| Units | 30 |
| Transaction Date | 1999-04-16 |
| Transaction Price | $1,675,000 |
| Buyer | JENSEN JON A |
| Seller | OKONEDGE |
1136 N Escondido Blvd Escondido Multifamily Investment
Neighborhood occupancy is holding near the mid-90s and renter concentration is high, supporting a stable tenant base, according to WDSuite’s CRE market data. These metrics reflect neighborhood conditions around the property, not the asset itself.
Located in Escondido’s Urban Core within the San Diego metro, the surrounding neighborhood shows resilient renter demand characteristics: renter-occupied housing makes up a large share of units (high national percentile), and neighborhood occupancy trends remain solid relative to national norms. These are neighborhood-level indicators and not specific to the property.
Local amenity access is mixed. Grocery availability scores extremely high (top national percentile), but cafes, restaurants, parks, and pharmacies are limited in the immediate area. For investors, this combination can still support everyday convenience while suggesting some tenants may travel a bit farther for lifestyle amenities.
Home values in the area are elevated versus many U.S. neighborhoods, and value-to-income ratios rank high nationally. In practice, a high-cost ownership market often sustains reliance on multifamily rentals, reinforcing depth of renter demand and potential lease retention. Median contract rents in the neighborhood have grown over the last five years, consistent with stronger Sun Belt and West Coast patterns cited in WDSuite’s commercial real estate analysis.
Within a 3-mile radius, demographics show households have expanded over the last five years and are projected to continue growing, even as average household size trends lower. Looking ahead, WDSuite’s data indicates a further increase in households and incomes by 2028 within this radius, which can widen the renter pool and support occupancy stability and pricing power over a longer hold.
School ratings in the neighborhood trail national averages, which may temper appeal for some family renters, while neighborhood ranking sits below the metro median among 621 San Diego-area neighborhoods. Even so, NOI per unit indicators for the neighborhood test above many areas nationally, and occupancy remains competitive, signaling underlying rental demand despite mixed quality-of-life markers.
Safety indicators for the neighborhood compare below national medians, and the area ranks on the less favorable half of San Diego’s 621 neighborhoods. Recent year-over-year readings show property and violent offense rates that have not improved, so investors should underwrite prudent security and operating practices. These are neighborhood-level trends and do not describe conditions on a specific block or at the property.
In practical terms, positioning and management can help mitigate perception risk: maintain lighting and access controls, emphasize secure parking where feasible, and align leasing with resident profiles typical for the submarket. Relative to the region, this location is not among the top quartile for safety, so lease-up and renewal strategies should acknowledge that competitive properties in safer submarkets may command a marketing edge.
The employment base within commuting distance is anchored by biotech, energy, food distribution, telecommunications, and utilities, which can support renter demand and retention through diverse white- and blue-collar jobs. Notable nearby employers include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Sempra Energy.
- Gilead Sciences — biotechnology (12.8 miles)
- NRG Energy — energy (13.0 miles)
- Sysco — food distribution (13.9 miles)
- Qualcomm — telecommunications & semiconductors (17.5 miles) — HQ
- Sempra Energy — utilities (29.0 miles) — HQ
This 30-unit asset in Escondido benefits from a renter-heavy neighborhood and occupancy rates that have held near national benchmarks. Elevated ownership costs in the area reinforce multifamily reliance, and household growth within a 3-mile radius points to a broader tenant base over time. According to CRE market data from WDSuite, neighborhood-level NOI per unit trends and rent growth have been competitive versus many U.S. areas, supporting a durable income thesis when paired with disciplined operations.
Balanced underwriting should also account for softer school ratings, limited lifestyle amenities nearby, and safety metrics that trail the national median. Affordability pressure at the neighborhood level suggests careful lease management and renewal strategies. Overall, the location offers steady renter demand with selective risks that can be managed through asset improvements and targeted marketing.
- Renter-occupied share is high, indicating depth of tenant demand and support for occupancy
- Elevated ownership costs in the area reinforce reliance on multifamily housing and can aid retention
- 3-mile household growth outlook expands the renter pool and supports long-term leasing stability
- Neighborhood-level NOI per unit and rent trends compare well to many U.S. areas
- Risks: below-median safety, limited nearby amenities, and affordability pressure warrant conservative underwriting