| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1204 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1987 |
| Units | 117 |
| Transaction Date | 1995-06-27 |
| Transaction Price | $2,937,639 |
| Buyer | 1204 N ESCONDIDO CA LP |
| Seller | 608 HACIENDA LLC |
1204 N Escondido Blvd, Escondido CA Multifamily Investment
Neighborhood renter demand is deep and occupancy has been resilient, according to WDSuite’s CRE market data, supporting a steady tenant base for a 1980s garden asset in North Escondido.
The immediate neighborhood shows durable rental fundamentals: occupancy is above national averages and the share of renter-occupied housing units is high, indicating a larger tenant pool and potential for steady lease-up. The renter concentration ranks in the top quartile among 621 San Diego metro neighborhoods, a positive signal for multifamily demand.
Daily convenience is a relative strength. Grocery access is dense and competitive, placing the neighborhood in the top quartile nationally for grocery stores per square mile, which helps with day-to-day livability even as the area has limited density of cafes, restaurants, parks, and pharmacies compared with metro peers.
Within a 3-mile radius, population has been broadly stable while households have increased, and forward-looking projections call for more households and slightly smaller average household sizes by 2028. This shift typically expands the renter pool and can support occupancy stability and renewal performance. Median contract rents in the 3-mile area are projected to rise through 2028, reinforcing pricing power if operations and positioning are well managed, based on CRE market data from WDSuite.
Home values in the neighborhood are elevated relative to national norms, and the value-to-income ratio ranks in the upper tier nationally. In practice, a high-cost ownership market tends to sustain rental demand and can support retention, while the local rent-to-income ratio suggests some affordability pressure that owners should manage with thoughtful lease strategies.
Schools in the neighborhood rate below national norms on average, which may matter for family-targeted marketing. For investors focused on workforce renters and commute-driven demand, these trade-offs can be offset by accessibility and services, particularly given strong grocery coverage and a renter-leaning housing mix.
Safety indicators for the neighborhood trend below the national median, with rankings also below the metro average among 621 San Diego neighborhoods. Recent year-over-year data shows a modest increase in property offenses and a more pronounced uptick in violent offenses; investors should monitor trends and coordinate with management on lighting, access control, and resident engagement to support perception and retention.
Compared with neighborhoods nationwide, the area sits in lower national percentiles for safety, while still benefiting from urban-core proximity. As always, evaluate submarket and street-level conditions during diligence and track trajectory over time rather than single-year readings.
Nearby employment is diversified across biotech, energy, food distribution, and wireless technology, supporting workforce housing demand and commute convenience for renters. The employers listed below reflect that base.
- Gilead Sciences — biotechnology (12.7 miles)
- NRG Energy — energy (13.0 miles)
- Sysco — food distribution (14.0 miles)
- Qualcomm — wireless & semiconductors (17.6 miles) — HQ
- Celgene Corporation — biotechnology (18.8 miles)
Built in 1987 with 117 units, this garden-style asset aligns with a renter-heavy neighborhood where occupancy trends are competitive nationally. Elevated home values in the area reinforce reliance on multifamily housing, while a large share of renter-occupied units points to depth of demand. According to CRE market data from WDSuite, the surrounding 3-mile area shows rising household counts and projected rent growth through 2028, which supports a thesis of stable absorption and measured pricing power.
The 1987 vintage is slightly newer than the neighborhood average, suggesting relative competitiveness versus older stock, yet typical 1980s systems may benefit from targeted capital planning and value-add upgrades to bolster rents and retention. Affordability pressure, as indicated by local rent-to-income dynamics, calls for disciplined lease management and amenity positioning.
- High renter concentration and above-national occupancy support demand depth
- Elevated ownership costs in Escondido sustain reliance on rentals
- 3-mile area shows household growth and projected rent gains, aiding revenue stability
- 1987 vintage offers value-add potential with targeted modernization
- Risks: below-median safety metrics and affordability pressure require active management