| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1260 Borden Rd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $1,740,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1260 Borden Rd Escondido 30-Unit Multifamily
Neighborhood occupancy is strong and renter demand is deep in this pocket of Escondido, according to WDSuite’s CRE market data, supporting stable performance for well-managed assets.
The property sits in Escondido within the San Diego-Chula Vista-Carlsbad metro, where the immediate neighborhood shows high occupancy and a sizable renter base. The neighborhood occupancy rate ranks 104 out of 621 metro neighborhoods op quartile among metro peers and is in the 92nd percentile nationally, a setup that can support lease stability for multifamily investors. Renter-occupied housing accounts for a large share of units locally (73.1%), ranking 39 of 621 op quartile in the metro which points to a deep tenant pool for workforce-oriented product.
Within a 3-mile radius, household counts have expanded even as household sizes have trended smaller, indicating more households sharing the same overall population base. Households increased by 12.8% over the past five years, with projections calling for continued growth through 2028, which can translate into a larger renter base and support for occupancy. Median household incomes in this 3-mile area have risen meaningfully over the same period, bolstering the ability to sustain market rents.
Ownership remains relatively high-cost in context: the neighborhood s value-to-income ratio sits in the 93rd percentile nationally, which tends to reinforce reliance on rental housing and can aid retention. At the same time, the local rent-to-income ratio is elevated, signaling affordability pressure that warrants attentive lease management and renewal strategies.
Amenity access is mixed. Restaurants score competitively (78th percentile nationally), but counts of cafes, grocers, parks, and pharmacies within the immediate neighborhood rank low among the 621 metro neighborhoods, suggesting residents rely on a broader trade area for daily needs. For investors, that dynamic favors properties that offer on-site conveniences or are positioned for value-add improvements that enhance resident experience. These neighborhood dynamics are based on commercial real estate analysis from WDSuite.
Safety outcomes in the neighborhood track near the metro middle but below national averages for similar areas. The neighborhood s overall crime rank is 294 out of 621 metro neighborhoods, placing it around the metro median. Nationally, current estimates indicate lower safety percentiles (violent and property offenses in the teens), which suggests investors should incorporate prudent security and resident-experience measures into underwriting.
On a constructive note, estimated property offenses declined by roughly 10% year over year, indicating recent improvement momentum. Continued monitoring of trend direction and engagement with professional management practices can help sustain resident retention and limit avoidable turnover.
The employment base within commuting distance includes life sciences, energy, food distribution, and technology, supporting renter demand and lease retention from diversified sectors: Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences biotech (12.4 miles)
- NRG Energy energy (12.5 miles)
- Sysco food distribution (14.0 miles)
- Qualcomm telecom & semiconductors (17.3 miles) HQ
- Celgene Corporation biopharma (18.5 miles)
1260 Borden Rd offers scale at 30 units with a 1979 vintage. In a neighborhood that ranks in the top quartile for occupancy among 621 San Diego metro neighborhoods and sits in the 92nd percentile nationally, the asset benefits from depth of renter demand and potential for stable collections. The 3-mile area shows growing household counts alongside smaller household sizes, signaling a broader tenant base over the medium term. According to CRE market data from WDSuite, ownership costs remain elevated relative to incomes locally, which can sustain reliance on rental housing and aid retention. Given its vintage, thoughtful capital planning and selective renovations may unlock value and strengthen competitive positioning versus newer stock.
Balanced underwriting should account for affordability pressure given high rent-to-income readings at the neighborhood level, a thinner immediate amenity mix, and safety metrics that trail national benchmarks even as recent property offense estimates improved. With disciplined operations and targeted improvements, investors can pursue steady occupancy while managing risks typical for older garden assets in North County San Diego.
- High neighborhood occupancy (top quartile among 621 metro neighborhoods) supports leasing stability
- Expanding 3-mile household base and rising incomes point to a deeper tenant pool
- Elevated ownership costs reinforce reliance on rentals, aiding retention potential
- 1979 vintage presents value-add and modernization opportunities for rent competitiveness
- Key risks: affordability pressure, limited immediate amenities, and below-national safety benchmarks