| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1205 E Grand Ave Escondido Multifamily Investment
This 99-unit property benefits from strong neighborhood-level occupancy at 95.3% and dense amenity access in Escondido's urban core. Commercial real estate analysis from WDSuite shows the area maintains above-average net operating income per unit among San Diego metro neighborhoods.
Built in 1985, this property operates in an established Escondido neighborhood that ranks in the top quartile nationally for housing fundamentals among 621 San Diego metro neighborhoods. The area maintains a 95.3% occupancy rate with 63.6% of housing units renter-occupied, reflecting strong rental demand in this urban core location.
Demographic data aggregated within a 3-mile radius shows a population of 126,526 with median household income of $79,678. The area supports multifamily demand through elevated ownership costs, with median home values at $544,702 creating barriers that sustain rental market participation. Contract rents average $1,875, positioning the submarket competitively for tenant retention.
The neighborhood offers exceptional amenity density with grocery stores ranking 6th among metro neighborhoods and restaurant access in the 97th percentile nationally. However, investors should note limited childcare and park amenities, which may affect family tenant appeal. School ratings average 1.0 out of 5, requiring consideration for households with school-age children.
Looking forward, demographic projections indicate household growth of 29.4% through 2028, expanding the potential renter pool. Rising median household income forecasts to $114,792 support rent growth potential, though investors should monitor affordability pressures given current rent-to-income ratios.
The neighborhood's crime profile shows property offense rates at 1,552 per 100,000 residents, ranking 336th among 621 San Diego metro neighborhoods, which places it in the 15th percentile nationally. While property crime trends have improved 14.6% year-over-year, violent crime rates increased 13.2% to 512 per 100,000 residents.
These safety metrics suggest investors should factor security considerations into property management and tenant retention strategies. The mixed crime trends indicate an area in transition, requiring ongoing monitoring of local conditions and potential impacts on lease renewals and tenant quality.
The property benefits from proximity to major San Diego employers, providing workforce housing opportunities for corporate employees commuting to established business centers.
- Sysco — food service distribution (13.1 miles)
- Gilead Sciences — biotechnology (14.4 miles)
- NRG Energy — energy services (14.5 miles)
- Qualcomm — technology and telecommunications (17.1 miles) — HQ
This 99-unit Escondido property presents a value-add opportunity in a neighborhood showing strong occupancy fundamentals and demographic tailwinds. Built in 1985, the vintage offers potential for strategic capital improvements while benefiting from established rental demand in an area that ranks competitively for housing metrics among San Diego metro neighborhoods. CRE market data from WDSuite indicates above-average net operating income per unit performance, supported by the area's 95.3% occupancy rate and dense commercial amenities.
Demographic projections within the 3-mile radius show household growth of 29.4% through 2028, expanding the potential tenant base while median income is forecasted to rise 44% to $114,792. However, investors should carefully evaluate rent-to-income dynamics and monitor the area's mixed safety trends, which require active property management considerations.
- Strong neighborhood occupancy at 95.3% with 63.6% renter-occupied units
- Household growth of 29.4% projected through 2028 expanding tenant pool
- Above-average NOI per unit performance among metro neighborhoods
- Value-add potential with 1985 construction allowing strategic improvements
- Risk consideration: mixed crime trends require active security management