| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1160 N Broadway, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1978 |
| Units | 22 |
| Transaction Date | 2012-08-29 |
| Transaction Price | $1,326,000 |
| Buyer | DMKS LLC |
| Seller | SANDWELL DAVID J |
1160 N Broadway, Escondido Multifamily Investment
Neighborhood occupancy trends are above the national median with a deep renter base, according to WDSuite’s CRE market data, supporting stable tenant demand in North Escondido. Elevated ownership costs in San Diego County further sustain reliance on multifamily rentals in this submarket.
Situated in Escondido’s urban core, the area shows solid renter demand fundamentals. Neighborhood occupancy is above the national median and sits near the metro middle, while renter-occupied share is high, indicating a deep tenant pool that can support leasing stability and reduce downtime risk in typical market cycles, based on commercial real estate analysis from WDSuite.
Daily needs are well served by a dense concentration of grocery options that is competitive among San Diego-Chula Vista-Carlsbad neighborhoods. However, the immediate area reports limited café, restaurant, park, and pharmacy density, which may place a premium on on-site amenities or walkable services along North Broadway for resident satisfaction and retention.
Within a 3-mile radius, households have increased over the past five years and are projected to expand meaningfully by the next five-year horizon, pointing to a larger tenant base and supporting occupancy stability. Population totals have been roughly flat but are expected to edge higher, with smaller average household sizes over time—trends that typically add depth to demand for rental units rather than larger shared households.
Home values are elevated relative to local incomes (high value-to-income levels) and ownership costs are significant by national standards. For investors, that context can reinforce renter reliance on multifamily housing and support pricing power, while the neighborhood’s rent-to-income profile suggests prudent lease management to mitigate affordability pressure and promote retention. Average school ratings in the neighborhood are below national averages; investors may wish to calibrate unit mix and amenities toward value-oriented segments where school quality is less decisive in leasing decisions.
Safety indicators sit below national averages but are near the middle of San Diego-Chula Vista-Carlsbad’s 621 neighborhoods. The neighborhood’s overall crime rank is closer to the metro median than to the highest-crime areas, while national percentiles indicate comparatively higher incident rates than many U.S. neighborhoods.
Recent data point to a modest uptick in property offenses and a more notable increase in violent incidents year over year. Investors commonly address this profile through lighting, access control, and tenant screening, and should underwrite operating expenses with sensible allowances for safety-oriented improvements where appropriate.
Proximity to diversified employers across life sciences, energy, distribution, and technology underpins workforce housing demand and commuter convenience. Nearby anchors include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (13.0 miles)
- NRG Energy — energy (13.3 miles)
- Sysco — foodservice distribution (14.0 miles)
- Qualcomm — semiconductors (17.7 miles) — HQ
- Celgene Corporation — biotechnology (18.9 miles)
1160 N Broadway is a 22-unit 1976 vintage asset with larger-than-typical average unit sizes for the submarket, positioning it for value-add renovation and interior modernization. Neighborhood occupancy trends register above the national median, and renter concentration is high, supporting depth of tenant demand. Elevated ownership costs relative to income suggest sustained reliance on rentals and potential pricing power, according to CRE market data from WDSuite, while prudent lease management is warranted given local rent-to-income dynamics.
At the 3-mile level, household counts have grown and are forecast to expand further, signaling a larger renter pool and supporting lease-up and renewal prospects. Given the property’s older vintage relative to nearby stock, investors can plan targeted capital improvements (systems, exteriors, and interiors) to enhance competitiveness against newer product while maintaining value-oriented positioning.
- High renter-occupied share and above-median occupancy support stable leasing
- 1976 vintage offers clear value-add and CapEx upgrade pathways
- Elevated ownership costs reinforce renter reliance and pricing resiliency
- 3-mile household growth and forecasts point to a larger tenant base
- Risk: affordability pressure and below-average safety metrics require careful underwriting and retention strategies