| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1205 E Grand Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1985 |
| Units | 99 |
| Transaction Date | 2013-09-02 |
| Transaction Price | $1,708,500 |
| Buyer | XAVIER BERNARD A |
| Seller | WALZ ROBERTO P |
1205 E Grand Ave, Escondido CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and mid-90s occupancy, according to WDSuite’s CRE market data, supporting cash flow durability for a 99‑unit asset. Elevated ownership costs in North County San Diego further sustain reliance on rentals, with renter-occupied housing comprising a sizable share of nearby units.
This Urban Core pocket of Escondido shows investor-friendly demand drivers: neighborhood occupancy is in the mid-90s and renter concentration is high, indicating a deep tenant base for multifamily. The property’s 1985 vintage is slightly newer than the neighborhood average of 1983, suggesting competitive positioning versus older stock while still warranting modernization and capital planning for aging systems.
Daily-needs access is a strength. The area ranks among the most amenity-rich in the metro for groceries, restaurants, and pharmacies, which typically supports leasing velocity and resident retention. Parks and formal childcare options are more limited nearby, so family-oriented demand may rely more on in-home or private solutions.
Within a 3‑mile radius, households have increased over the past five years and are projected to continue growing, expanding the local renter pool even as population remains roughly flat. Rising median incomes in the same radius reinforce the ability to support rent levels, while elevated home values in the neighborhood context point to a high-cost ownership market that can sustain multifamily demand.
Neighborhood ranking signals are mixed but generally serviceable for workforce-oriented housing. Housing metrics sit above national medians and operating performance for comparable assets trends above national benchmarks, while school ratings track below national averages. For investors, that mix favors smaller-household renter profiles and emphasizes asset-level amenities and management to drive retention.
Safety indicators for the neighborhood are below metro averages (ranked 338 among 621 San Diego–area neighborhoods), and national percentiles indicate a comparatively higher incidence of reported crime than many U.S. neighborhoods. Recent data also shows property offenses trending downward year over year, which is a constructive sign to monitor.
For underwriting, this context argues for prudent security measures and community engagement to support resident experience and retention. Compare submarket and block‑group trends over multiple periods to confirm directionality before setting reserves.
Proximity to diversified corporate employers broadens the renter base and supports leasing stability, particularly for workforce and professional tenants. Nearby employment nodes include food distribution, biotech, energy, and wireless technology offices.
- Sysco — food distribution corporate offices (13.1 miles)
- Gilead Sciences — biotech (14.5 miles)
- Nrg Energy — energy (14.5 miles)
- Qualcomm — wireless technology (17.6 miles) — HQ
- Celgene Corporation — biotech (18.8 miles)
1205 E Grand Ave combines scale (99 units) with neighborhood demand signals that favor stable occupancy and a broad renter base. Based on CRE market data from WDSuite, the surrounding neighborhood maintains mid-90s occupancy with a high share of renter-occupied units, while elevated ownership costs in North County San Diego reinforce reliance on multifamily housing. The property’s 1985 construction is slightly newer than local averages, offering competitive positioning with potential value‑add through interior refreshes and system upgrades.
Within a 3‑mile radius, households have grown and are projected to expand further, effectively increasing the tenant pool even as overall population holds relatively steady. Strong access to daily needs (grocers, restaurants, pharmacies) supports leasing and renewal performance. Key considerations include affordability pressure relative to incomes, school quality that trends below national averages, and safety metrics that sit below metro averages—factors that argue for disciplined rent setting, active asset management, and targeted enhancements to resident experience.
- High renter concentration and mid-90s neighborhood occupancy support demand durability
- 1985 vintage offers value‑add potential via renovations and system modernization
- Daily‑needs retail access (grocers, restaurants, pharmacies) underpins leasing and retention
- 3‑mile household growth and rising incomes expand the local renter pool
- Risks: below‑average safety and school ratings, plus affordability pressures require prudent rent strategy