| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1261 E Washington Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1261 E Washington Ave Escondido Multifamily Opportunity
Neighborhood occupancy has held above national averages, supported by strong amenity access and a sizable renter base, according to WDSuite’s CRE market data. This positioning points to durable renter demand in Escondido with room for operational optimization over time.
Located in Escondido’s Urban Core within the San Diego–Chula Vista–Carlsbad metro, the property benefits from a dense daily-needs ecosystem. Neighborhood amenity access is competitive among 621 metro neighborhoods, with grocery, restaurants, and pharmacies ranking near the front of the pack; this mix supports leasing convenience and day-to-day livability for residents.
Neighborhood occupancy is in the top quartile nationally, a favorable signal for income stability and renewal capture. The area also shows a high share of renter-occupied housing units, indicating depth in the tenant base and ongoing demand for multifamily product rather than for-sale alternatives.
Within a 3-mile radius, household counts have grown in recent years and are projected to continue increasing through 2028, while average household size trends modestly lower. For investors, this points to a gradually expanding renter pool and supports pricing power where units and finishes meet market expectations.
Ownership costs in the neighborhood are elevated relative to incomes and rank high nationally, which tends to reinforce reliance on multifamily housing and can aid lease retention. At the same time, effective rent levels (measured at the neighborhood level) are also high by national standards, requiring disciplined lease management to balance occupancy and affordability.
Vintage is 1986, slightly newer than the neighborhood’s average stock. That positioning can provide a competitive edge versus older assets, though investors should anticipate targeted modernization of interiors and building systems to meet current renter preferences and risk-manage future capital needs.
Safety trends are mixed. Relative to neighborhoods nationwide, the area sits below the national safety median, and within the San Diego–Chula Vista–Carlsbad metro it does not rank among the safer locations (crime rank 338 out of 621). That said, property offenses have eased year over year, suggesting some improvement in non-violent incident rates.
For underwriting, a conservative assumption set is appropriate. Operators often focus on lighting, access controls, and partnership with local resources to support resident experience and retention as part of broader asset management.
The employment base within commuting range spans foodservice distribution, biopharma, power, and technology, supporting diverse renter demand and commute convenience for workforce housing. Notable nearby employers include Sysco, Gilead Sciences, NRG Energy, and multiple Qualcomm offices.
- Sysco — foodservice distribution (13.6 miles)
- Gilead Sciences — biopharma (14.2 miles)
- NRG Energy — power generation (14.4 miles)
- Qualcomm — semiconductors & telecom (17.5 miles)
- Qualcomm — semiconductors & telecom (17.9 miles) — HQ
1261 E Washington Ave combines stable neighborhood occupancy with strong day-to-day amenity access and a renter-heavy housing mix, supporting durable demand and renewal potential. Based on CRE market data from WDSuite, the neighborhood’s occupancy trends outpace national norms while ownership costs remain high relative to incomes, which typically sustains multifamily reliance.
Constructed in 1986, the asset is slightly newer than the area’s average vintage, positioning it to compete well against older stock with focused upgrades. Within a 3-mile radius, households have increased and are projected to rise further, pointing to a gradually expanding tenant base that can support steady leasing, provided affordability and finish levels align with submarket expectations.
- Occupancy above national averages at the neighborhood level supports income durability and renewal capture
- Elevated ownership costs reinforce renter reliance, aiding multifamily demand depth
- 1986 vintage offers competitive positioning versus older stock with targeted value-add potential
- 3-mile household growth and projected gains indicate a slowly expanding renter pool
- Risk: High neighborhood rent-to-income ratios warrant careful renewal and pricing management