| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 130 Las Villas Way, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 2000 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
130 Las Villas Way Escondido Multifamily Investment
Neighborhood occupancy is strong with a high share of renter-occupied units, supporting leasing stability according to WDSuite’s CRE market data. For investors, the area’s depth of renters points to steady demand even as affordability management remains important.
Located in Escondido within the San Diego–Chula Vista–Carlsbad metro, the neighborhood shows solid multifamily fundamentals. Neighborhood occupancy levels rank in the upper tier nationally and are above the metro median, and the renter-occupied share is high, indicating a deep tenant base that can support stabilization and renewals (neighborhood metrics, not property-specific; based on CRE market data from WDSuite).
The property’s 2000 vintage is newer than the neighborhood’s typical 1970s-era stock, offering relative competitiveness versus older buildings while leaving room for selective system upgrades or common-area refresh to drive retention and rent positioning. This can be a practical value-add angle in a submarket with high renter concentration.
Local amenity density is mixed: restaurant presence is competitive among metro neighborhoods, but nearby cafes, groceries, parks, and pharmacies are comparatively sparse. For investors, this means marketing should emphasize on-site features and connectivity to employment corridors rather than walk-to retail. School rating data is not available for this neighborhood; investors may wish to underwrite with a focus on workforce housing appeal.
Within a 3-mile radius, household counts have grown and are projected to increase further, while average household size trends modestly lower. This combination typically expands the renter pool and supports occupancy stability. At the same time, elevated rent-to-income ratios in the neighborhood signal affordability pressure; prudent lease management and renewal strategies can help sustain performance. Elevated home values relative to incomes at the neighborhood level also reinforce renter reliance on multifamily, supporting demand depth.
Safety indicators for the neighborhood trend below national norms, placing it weaker than many U.S. neighborhoods on comparative measures. However, recent data show a year-over-year decline in estimated property offenses, suggesting some improvement even as rates remain elevated versus national benchmarks (metro comparison based on 621 neighborhoods).
For underwriting, this context argues for operational measures such as lighting, access control, and community engagement, along with realistic expectations on security-related operating costs. Relative positioning is best viewed against the metro set rather than block-by-block variation.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in biotech, energy, food distribution, and technology. Nearby anchors include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotech (12.6 miles)
- NRG Energy — energy (12.8 miles)
- Sysco — food distribution (14.0 miles)
- Qualcomm — semiconductors (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.7 miles)
130 Las Villas Way benefits from a high share of renter-occupied housing and strong neighborhood occupancy, supporting leasing stability relative to many metro peers. The building’s 2000 construction positions it newer than much of the surrounding housing stock, providing competitive differentiation with potential for targeted upgrades to enhance retention and pricing power. According to CRE market data from WDSuite, neighborhood-level rent burdens are elevated, so disciplined renewal strategy and amenity execution are important to manage turnover risk.
Investor appeal is reinforced by a broad employment base within driving distance and household growth within a 3-mile radius that points to a larger tenant base over time. While local walkable amenities are thin outside of restaurants, the combination of strong renter concentration and ownership costs that are high relative to incomes at the neighborhood level tends to sustain multifamily demand.
- High renter-occupied share and strong neighborhood occupancy support demand and renewals.
- 2000 vintage offers competitive positioning versus older stock, with selective value-add potential.
- Diverse nearby employers underpin workforce housing demand and commute convenience.
- Household growth within 3 miles expands the tenant base, aiding occupancy stability.
- Risks: elevated rent-to-income ratios, below-average safety metrics, and limited day-to-day amenities require prudent operations.