| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1302 Morning View Dr, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1988 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | $3,995,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1302 Morning View Dr Escondido Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with a renter-occupied housing base that supports leasing depth for stabilized multifamily.
Located in Escondido within the San Diego metro, the neighborhood shows investor-friendly demand signals: WDSuite reports occupancy in the neighborhood remains elevated and the share of housing units that are renter-occupied is high, indicating a deep tenant base that can support lease-up and retention for mid-scale assets.
1988 construction positions the property somewhat newer than the neighborhood’s average vintage, which can offer competitive positioning versus older multifamily stock; investors should still underwrite modernization of aging systems or selective renovations to meet current renter expectations.
Local dynamics are mixed for livability: restaurant density is comparatively strong versus national norms, while cafes, groceries, parks, and pharmacies are thinner in the immediate area. For investors, this suggests residents may rely on broader trade areas for daily needs, which can be offset by connectivity to greater North County employment nodes.
Within a 3-mile radius, households have increased while overall population has been roughly flat, pointing to smaller household sizes and a gradual expansion of the renter pool; WDSuite indicates further household growth ahead, which supports occupancy stability and leasing velocity. Elevated ownership costs relative to incomes in the neighborhood context reinforce reliance on rental housing, while rent levels versus income call for attentive lease management to sustain retention.
Safety trends should be evaluated carefully. The neighborhood’s safety profile sits below national averages (national safety percentiles indicate higher relative crime), yet WDSuite notes a recent year-over-year decline in property offense rates, a constructive sign for trend direction. Compared with the San Diego metro, the area is closer to the mid-pack rather than a top-tier safety cohort among 621 neighborhoods.
For underwriting, a prudent approach is to reflect this profile in security measures, operating practices, and marketing positioning, while recognizing that recent improvement in property offenses may support steadying perceptions over time.
Proximity to life sciences, energy, food distribution, and technology employers supports workforce housing demand and commuter convenience for renters, including Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (12.5 miles)
- NRG Energy — energy services (12.7 miles)
- Sysco — food distribution (14.1 miles)
- Qualcomm — telecommunications & semiconductors (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.8 miles)
This 72-unit, 1988-vintage asset offers exposure to a renter-heavy neighborhood with historically strong occupancy and solid per‑unit income performance versus national peers. Based on commercial real estate analysis from WDSuite, the neighborhood’s high renter-occupied share and elevated occupancy support leasing durability, while a slightly newer vintage than local averages provides a competitive edge over older stock, with targeted system updates and interior refreshes as potential value-add levers.
Within a 3-mile radius, households have grown and are projected to increase further, indicating a larger tenant base over the medium term and supporting stabilized operations. Ownership remains relatively high-cost in the local context, which reinforces reliance on multifamily rentals; however, rent-to-income dynamics point to affordability pressure that warrants disciplined renewals and amenity positioning. Amenity density is uneven nearby, so marketing should emphasize access to broader employment corridors across North County and greater San Diego.
- Renter-heavy neighborhood and elevated occupancy support stable leasing, per WDSuite data
- 1988 vintage offers competitive positioning versus older stock with selective renovation upside
- 3-mile household growth and projections expand the tenant base and support occupancy stability
- High-cost ownership context underpins rental demand and potential retention
- Risks: affordability pressure (rent-to-income) and uneven nearby amenities require active lease and asset management