| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 Morning View Dr, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1990 |
| Units | 64 |
| Transaction Date | 1995-12-26 |
| Transaction Price | $9,900,000 |
| Buyer | SCHMIDT WILLARD L |
| Seller | ESQUILINE INC |
1350 Morning View Dr, Escondido Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is deep, according to WDSuite s CRE market data, supporting stable performance for a 64-unit asset in North San Diego County.
The property sits in Escondido s Urban Core, where neighborhood occupancy is in the top quartile nationally and has trended higher in recent years. For investors, this points to steady lease-up and retention potential even through cycles, with rents supported by a large renter base.
Renter-occupied housing accounts for a high share of units in the immediate neighborhood (73% renter concentration), indicating a broad tenant pool for multifamily operators and depth for workforce and market-rate product. Median contract rents in the area have risen over the past five years, while remaining anchored by local incomes.
Within a 3-mile radius, demographics show steady population levels and a notable increase in households, expanding the addressable renter pool and supporting occupancy stability. Forward-looking projections also point to continued household growth and higher incomes in the radius, which can underpin demand for renovated and well-managed units.
Amenity access is mixed: the immediate area shows limited neighborhood retail in certain categories, but dining density tests above many U.S. neighborhoods. For investors, this suggests resident convenience for basics may rely on short drives, while restaurant options are relatively accessible compared with national benchmarks.
Vintage matters: the asset s 1990 construction is newer than the local average stock (1979). That positioning can aid competitiveness versus older buildings, though investors should still plan for mid-life system updates and targeted renovations to meet current renter expectations.
Safety indicators are mixed. Compared with San Diego Chula Vista Carlsbad neighborhoods (621 total), this area s crime rank sits slightly on the higher-crime side of the metro median, and national comparisons place it below the national median for safety. Property offenses have eased in the last year, suggesting some improvement, while violent-offense benchmarks remain weaker than national averages. Investors should focus on property-level security, lighting, and partnership with local patrols to support tenant retention.
Nearby corporate employment spans biopharma, energy, food distribution, and technology, providing diverse job nodes that can support renter demand and reduce commute frictions for residents. The major names below reflect the closest concentrations likely to influence leasing stability.
- Gilead Sciences biopharma (12.4 miles)
- NRG Energy energy (12.7 miles)
- Sysco foodservice distribution (14.4 miles)
- Qualcomm wireless technology (17.8 miles) HQ
- Celgene Corporation biotech (19.0 miles)
This 64-unit, 1990-vintage community offers scale in a renter-heavy Escondido neighborhood where occupancy performs in the top quartile nationally. The asset s vintage is newer than the local average stock, positioning it competitively against older product; targeted modernization can further differentiate units without a full reposition. According to CRE market data from WDSuite, neighborhood-level occupancy and NOI per unit compare favorably with many peer areas, supporting a case for durable income.
Within a 3-mile radius, households have increased and are projected to grow further, pointing to a larger tenant base and support for leasing stability. Elevated ownership costs in the broader region reinforce reliance on multifamily housing, while the neighborhood s high renter concentration signals depth for both workforce and market-rate demand. Key watch items include rent-to-income pressure and neighborhood-level safety trends, which call for disciplined lease management and property-level security practices.
- High neighborhood occupancy and strong renter concentration support steady leasing
- 1990 vintage newer than local average, with targeted value-add and system updates
- 3-mile radius shows growing household counts, expanding the tenant base
- Diverse regional employers provide demand anchors within commuter range
- Risks: rent-to-income pressure and below-national safety benchmarks require attentive operations