| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1150 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1980 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $2,040,000 |
| Buyer | UHC 00670 ESCONDIDO LP |
| Seller | KING STEVEN FT |
1150 N Escondido Blvd Multifamily Investment, Escondido CA
Neighborhood occupancy has remained resilient and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data, positioning this asset for steady leasing in North County San Diego.
Situated in Escondido’s Urban Core, the property benefits from local essentials within a short drive and strong access to daily-needs retail. Neighborhood grocery density is strong (top national percentile), which supports convenience for residents and helps leasing velocity. In contrast, limited cafes, parks, and restaurants in the immediate area suggest a more utilitarian amenity mix rather than lifestyle-driven activation.
Neighborhood occupancy averages are comparatively healthy (above many U.S. neighborhoods), and the area shows a high share of renter-occupied housing units, indicating a deep tenant base for multifamily operators. Median asking rents in the neighborhood track high for the region, and the 5‑year trend has moved upward, supporting rent growth potential while requiring careful attention to affordability and lease management.
Within a 3‑mile radius, households increased while population was roughly flat over the last five years, implying smaller household sizes and a broader pool of potential renters. Forecasts point to additional household growth through 2028, expanding the local renter pool and supporting occupancy stability. Average school ratings in the neighborhood sit in the lower national percentiles, which may moderate family-driven demand but does not preclude workforce housing performance where commute convenience and value positioning are priorities.
Relative positioning versus the San Diego–Chula Vista–Carlsbad metro: the neighborhood’s overall rank is 581 out of 621 metro neighborhoods, while housing fundamentals and NOI per unit rank stronger than the composite score would suggest. The construction vintage in this area averages 1983; at 1979, this property is slightly older, which points to potential value‑add through targeted renovations and systems upgrades to bolster competitive standing against newer stock.
Safety metrics indicate a mixed profile relative to the San Diego–Chula Vista–Carlsbad metro and to neighborhoods nationwide. The neighborhood’s crime rank is 339 among 621 metro neighborhoods, placing it below the metro median, and national percentiles indicate property and violent offense rates that are below the U.S. median for safety. One‑year trend data show some categories rising, suggesting owners should plan pragmatic security measures and resident engagement to support retention.
For investors, the takeaway is comparative rather than block‑level: the area is competitive among city neighborhoods but not top quartile nationally for safety. Ongoing monitoring of local trends and coordination with property management can help maintain leasing stability.
Proximity to established employers supports a steady workforce renter base and reasonable commute times for residents. Nearby demand drivers include biotech, energy, foodservice distribution, and technology firms noted below.
- Gilead Sciences — biotech (12.9 miles)
- NRG Energy — energy (13.1 miles)
- Sysco — foodservice distribution (13.9 miles)
- Qualcomm — wireless & semiconductors (17.6 miles) — HQ
- Celgene Corporation — biotech (18.8 miles)
1150 N Escondido Blvd offers scale at 44 units in a renter‑heavy pocket of North County San Diego. Neighborhood occupancy trends are comparatively strong, and a high share of renter‑occupied housing units supports depth of demand. Elevated ownership costs in the area reinforce reliance on multifamily housing, which can aid pricing power when paired with disciplined lease management. Based on commercial real estate analysis from WDSuite, the neighborhood’s rent levels and above‑average occupancy signal durable fundamentals, even as operators should stay attentive to affordability pressures.
Built in 1979, the asset is slightly older than the neighborhood average, creating a clear value‑add path via interior upgrades and selective building systems improvements to enhance rent positioning versus newer stock. Within a 3‑mile radius, household counts have risen and are projected to grow further through 2028, expanding the tenant base and supporting occupancy stability. Offsetting considerations include lower school ratings, a utilitarian amenity mix, and safety metrics that trail the metro median, all of which call for thoughtful asset management and community programming.
- Renter‑heavy neighborhood supports demand depth and leasing stability
- Above‑average neighborhood occupancy with sustained rent growth trends
- 1979 vintage provides value‑add and systems‑upgrade upside
- Household growth within 3 miles expands the tenant pool through 2028
- Risks: affordability pressure, lower school ratings, and safety metrics below metro median