| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1351 E Washington Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1976 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1351 E Washington Ave Escondido Multifamily Investment
Neighborhood occupancy is holding near the above-metro-median range with a high share of renter-occupied units, indicating depth in the tenant base, according to WDSuite’s CRE market data. Elevated ownership costs in Escondido further support sustained renter demand at the neighborhood level.
Positioned in Escondido’s Urban Core, the property benefits from neighborhood fundamentals that are above the metro median for occupancy among 621 San Diego neighborhoods, supporting leasing stability for multifamily. The area also shows a high renter concentration (share of housing units that are renter-occupied), which expands the local tenant pool and can aid retention during soft patches.
Daily convenience is a clear strength. Grocery access ranks 6th out of 621 metro neighborhoods (top tier locally) with strong restaurant density that is top quartile nationally, and cafes competitive at a high national percentile. However, park and licensed childcare densities are limited in the immediate neighborhood, factors investors may weigh for family-oriented marketing.
Within a 3-mile radius, households have expanded meaningfully over the last five years and are projected to grow further by 2028, pointing to a larger tenant base and supporting occupancy stability. Median incomes have risen, yet neighborhood rent-to-income ratios are elevated, suggesting some affordability pressure that calls for disciplined lease management and amenity-driven retention strategies.
Home values are high relative to local incomes (top national percentiles), indicating a high-cost ownership market that tends to reinforce reliance on rental housing. Average school ratings in the neighborhood sit in lower national percentiles, which may temper demand from some family renters; positioning and value-add amenities can help offset this in marketing and tenant mix planning.
Safety indicators in the neighborhood trail national norms, with rankings below the metro median among 621 San Diego neighborhoods. That said, recent data show property offense rates improving year over year, which investors can monitor as part of ongoing risk assessment and underwriting assumptions.
Proximity to major employers supports workforce housing demand and commute convenience for residents, including roles in food distribution, biopharma, energy, and wireless technology.
- Sysco — food distribution (13.7 miles)
- Gilead Sciences — biopharma (14.3 miles)
- NRG Energy — energy (14.5 miles)
- Qualcomm — wireless technology (17.6 miles)
- Qualcomm — wireless technology (18.1 miles) — HQ
Built in 1976 and totaling 84 units, the property offers potential value-add and capital planning opportunities relative to the neighborhood’s newer average vintage. Neighborhood occupancy is above the metro median and the share of renter-occupied units is high, supporting depth of demand and aiding leasing durability. Elevated home values versus incomes point to a high-cost ownership market, which can sustain renter reliance and pricing power when managed carefully.
Within a 3-mile radius, households have grown and are projected to increase further by 2028, indicating a larger tenant base and supporting multifamily demand. According to CRE market data from WDSuite, local amenities are strong for daily needs, though schools rate lower and rent-to-income levels signal affordability pressure, warranting prudent renewal strategies and measured rent setting.
- 1976 vintage suggests value-add/renovation upside and targeted capex planning.
- Neighborhood occupancy above the metro median with high renter concentration supports leasing stability.
- High-cost ownership market reinforces demand for multifamily rentals and retention potential.
- 3-mile household growth outlook points to a larger tenant base through 2028.
- Risks: safety metrics below national norms, lower school ratings, and elevated rent-to-income ratios call for cautious underwriting and resident-focused asset management.