| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1141 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1985 |
| Units | 27 |
| Transaction Date | 2013-09-03 |
| Transaction Price | $3,730,000 |
| Buyer | HIDDEN VALLEY VILLAS LP |
| Seller | VISTA INTERNATIONAL INC |
1141 N Escondido Blvd, Escondido CA Multifamily Investment
Neighborhood occupancy remains above national norms with strong renter concentration, according to WDSuite’s CRE market data, suggesting durable demand for a 27-unit asset in a high-cost ownership pocket of North County.
This Urban Core neighborhood shows occupancy that is above the national median (71st percentile nationally), indicating relatively steady leasing conditions at the neighborhood level rather than at the property. Renter-occupied share ranks in the 97th percentile nationwide, pointing to a deep tenant base that can support multifamily absorption and renewal performance.
Daily needs are well covered: grocery store density sits in the 99th percentile nationally, even as cafes, restaurants, parks, and pharmacies are limited within the immediate neighborhood footprint. For investors, this combination typically supports resident convenience while tempering premium amenity-driven rent expectations within the block group cluster.
Rent levels benchmark in the upper decile nationally and have posted multi-year gains, according to WDSuite’s commercial real estate analysis, which aligns with a high-cost ownership market (value-to-income ratio in the 93rd percentile nationally). Elevated ownership costs often sustain rental reliance, supporting pricing power and lease retention for competitive assets.
The average construction year in the neighborhood skews to the early 1980s; this asset’s 1985 vintage is slightly newer than the local average. That positioning can reduce near-term competitive pressure versus older stock, while leaving room for targeted modernization to drive rent premiums relative to dated comparables.
School ratings track below national norms (around the 15th percentile nationally), and overall neighborhood scoring ranks toward the lower end of the San Diego metro (581 out of 621 neighborhoods). These factors warrant conservative underwriting on premiums tied to family-oriented demand but do not negate the area’s renter depth and income performance (NOI per unit around the 73rd national percentile).
Safety indicators for the neighborhood trend below national averages, with overall crime measures around the 30th percentile nationwide. Within the San Diego-Chula Vista-Carlsbad metro, the area ranks in the lower half (339 out of 621 neighborhoods), suggesting investors should underwrite to prudent security, lighting, and access controls, and evaluate block-level patterns during diligence.
Property offense metrics sit below the national median (approximately mid-30s percentile), while violent offense indicators track weaker (around the high teens percentile nationally). These are neighborhood-level signals and can vary street to street; operators that incorporate routine safety reviews and resident engagement typically see better retention outcomes in similar settings.
The area draws from a diverse employment base within commutable distance, supporting renter demand for workforce and mid-tier professional households. Notable nearby employers include life sciences, energy, logistics, and technology—key industries that underpin leasing stability.
- Gilead Sciences — life sciences (12.8 miles)
- Nrg Energy — energy (12.9 miles)
- Sysco — foodservice distribution (13.8 miles)
- Qualcomm — technology (17.4 miles) — HQ
- Celgene Corporation — life sciences (18.6 miles)
1141 N Escondido Blvd offers exposure to a renter-heavy neighborhood where occupancy trends are above national norms and rent levels benchmark in the upper decile nationally, according to CRE market data from WDSuite. The 1985 vintage is slightly newer than the local average, creating a practical platform for targeted value-add—kitchen/bath updates, common-area refresh, and system upgrades—to sharpen competitive positioning against older stock.
Within a 3-mile radius, households have expanded over the past five years and are projected to grow further, even as average household size trends smaller. Coupled with a high-cost ownership environment, these dynamics point to a resilient renter pool that can support occupancy stability and measured rent growth, provided operators manage affordability pressure and service quality closely.
- Renter-heavy neighborhood with above-median occupancy supports stable leasing
- 1985 vintage allows focused renovations to capture value-add upside
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: below-average safety metrics and affordability pressure require disciplined lease management