| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 50th | Fair |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1337 N Broadway, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | 2000-05-24 |
| Transaction Price | $1,650,000 |
| Buyer | ARCADIA PINES PROPERTIES LLC |
| Seller | SILVER M & P FAMILY PARTNERS I |
1337 N Broadway Escondido Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Escondido supports consistent leasing, according to WDSuite’s CRE market data. Neighborhood occupancy is above the metro median, with rents positioned in the upper national tiers, suggesting durable pricing power balanced by careful affordability management.
Situated in Escondido’s inner suburbs of the San Diego metro, the property benefits from neighborhood fundamentals that are above the metro median for overall performance (rank 383 of 621). Grocery and park access are competitive nationally (both in the low-80s percentiles), while cafes and pharmacies are thinner locally, pointing to everyday convenience more than lifestyle density. Average school ratings sit around the national midpoint, which can support steady family-oriented renter demand without commanding premium pricing.
Occupancy in the neighborhood is above the metro median (rank 298 of 621; 73rd percentile nationally), a positive signal for stability. Median asking rents in the neighborhood benchmark in the low-80s percentiles nationally, indicating solid rent positioning within the San Diego-Chula Vista-Carlsbad market. At the same time, a rent-to-income ratio near 0.19 suggests room for prudent growth while keeping an eye on retention strategy.
Tenure data indicates roughly one-third of housing units in the immediate neighborhood are renter-occupied (34.9%), implying a moderate local renter base. The broader 3-mile radius shows a larger renter concentration (about 53.6% of units renter-occupied), which expands the prospective tenant pool and supports leasing velocity beyond the immediate blocks.
Within a 3-mile radius, households have grown meaningfully in recent years and are projected to increase further over the next five years, while average household size is expected to edge down. This combination typically enlarges the tenant base and can support occupancy stability and lease-up performance. Elevated home values in the neighborhood (upper-80s percentile nationally) reinforce reliance on multifamily housing, which can aid pricing power and retention for well-managed assets.
Vintage context: the property was built in 1978, slightly older than the neighborhood’s average construction year (1980; rank 320 of 621). For investors, this points to value-add potential through targeted renovations and capital planning to keep the asset competitive against newer stock.
Safety metrics benchmark below the national median overall (crime around the 37th percentile nationally and violent incidents near the 24th percentile), indicating conditions that warrant standard risk management and resident experience measures. Within the San Diego metro context (621 neighborhoods), this area is not among the top-performing safety cohorts, though trends are mixed: estimated property offenses declined year over year, while violent offense estimates rose. Investors should underwrite to appropriate security, lighting, and community-engagement practices and monitor trajectory rather than any single-year change.
The employment base within commuting range skews toward life sciences, energy, food distribution, and technology—industries that support a broad renter pool and steady leasing dynamics. Key nearby employers include biopharma, energy providers, distribution, and a major tech headquarters.
- Gilead Sciences — biopharma (12.7 miles)
- NRG Energy — energy (13.1 miles)
- Sysco — food distribution (14.2 miles)
- Qualcomm — semiconductors (17.9 miles) — HQ
- Celgene Corporation — biopharma (19.0 miles)
1337 N Broadway sits in a neighborhood with occupancy above the metro median and rent positioning in the upper national tiers, supporting stable cash flow potential. Elevated home values in the area sustain reliance on rentals, while the 3-mile radius shows an expanding household base and a sizeable renter concentration, which together can reinforce leasing and retention. According to CRE market data from WDSuite, these dynamics align with steady demand drivers seen across inner-suburban nodes of the San Diego metro.
The 1978 vintage indicates potential for targeted renovations—kitchens, baths, building systems, and curb appeal—to enhance competitiveness versus newer inventory. Proximity to diversified employers in life sciences, technology, and distribution broadens the tenant pipeline, while investors should underwrite for prudent affordability management and standard safety measures given below-median national safety benchmarks.
- Above-median neighborhood occupancy supports income durability
- Elevated home values reinforce sustained renter demand and pricing power
- 1978 vintage offers value-add and capex-driven upside
- Diversified nearby employers expand the tenant base
- Risks: below-median national safety metrics and limited cafe/pharmacy density warrant active management