| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 66th | Good |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1357 W 9th Ave, Escondido, CA, 92029, US |
| Region / Metro | Escondido |
| Year of Construction | 2008 |
| Units | 22 |
| Transaction Date | 2003-10-08 |
| Transaction Price | $775,000 |
| Buyer | 1357 W 9TH AVENUE LP |
| Seller | THE VIOLA ATILANO REVOCABLE TRUST |
1357 W 9th Ave Escondido 22-Unit Multifamily
Neighborhood occupancy has held steady while ownership costs remain elevated, supporting durable renter demand according to WDSuite s CRE market data. The 2008 vintage and larger average floor plans position the asset competitively for retention and measured rent growth.
Located in Escondido s inner-suburban fabric of the San Diego metro, the neighborhood shows a B- rating and sits above the metro median in several housing metrics, per WDSuite. Neighborhood occupancy is stable (measured for the neighborhood, not the property), with levels holding in the low-to-mid 90s over the past five years, indicating steady absorption and limited churn relative to national norms.
Renter-occupied share is elevated for the neighborhood, signaling depth in the tenant base and breadth for leasing. At the same time, median contract rents in the neighborhood rank in the upper decile nationally, and the rent-to-income positioning suggests some affordability pressure to watch for lease management, not a cap on demand. Elevated home values in the submarket point to a high-cost ownership market, which typically sustains renter reliance on multifamily housing and supports occupancy resilience.
Within a 3-mile radius, households increased over the last five years even as population edged down, implying smaller household sizes and a wider pool of renting households. Forward-looking 3-mile data indicate additional household growth through the mid-term, reinforcing a larger tenant base that can support occupancy stability. Neighborhood schools average around 4 of 5, comparing favorably versus many peer areas in the metro, which can aid retention for family renters.
Amenity density is mixed: restaurants and groceries are reasonably accessible for an inner-suburban setting, while cafes, parks, and pharmacies are thinner locally. For investors, this translates to day-to-day convenience that supports leasing, with room for value-add community features to differentiate. According to WDSuite s multifamily property research, the neighborhood s NOI per unit trends rank well versus national peers, aligning with the strong housing positioning seen across the San Diego-Chula Vista-Carlsbad metro.
Safety indicators are mixed when benchmarked nationally and within the San Diego metro. The neighborhood s crime rank sits around the upper third (ranked 189 among 621 metro neighborhoods), which is competitive among San Diego-area neighborhoods, while national percentiles point closer to the lower half nationwide. For investors, this suggests performance aligned with many inner-suburban areas in large coastal metros.
Recent trend data show a notable year-over-year improvement in property offense rates, while violent offense measures track closer to national mid-to-lower percentiles. Taken together, the trajectory indicates improving conditions on property-related incidents, with overall safety best assessed in context of standard on-site measures and tenant screening common to the market.
The employment base within commuting distance is diversified across food distribution, energy, life sciences, and technology, supporting demand for workforce and professional housing. Nearby employers include Sysco, NRG Energy, Gilead Sciences, Qualcomm, and Celgene.
- Sysco food distribution (12.2 miles)
- Nrg Energy energy (12.5 miles)
- Gilead Sciences life sciences (13.1 miles)
- Qualcomm technology (15.6 miles) HQ
- Celgene Corporation life sciences (16.7 miles)
Built in 2008, this 22-unit property is newer than much of the surrounding stock, offering relative competitiveness against older inventory while allowing for targeted modernization as systems age. Neighborhood occupancy has been stable and renter concentration is elevated, pointing to a durable tenant base and lease-up consistency versus broader national patterns. Elevated ownership costs in the area further reinforce multifamily reliance and pricing power potential, based on CRE market data from WDSuite.
Within a 3-mile radius, households have expanded and are projected to grow further, implying a larger renter pool even as household sizes trend smaller. This supports steady absorption for larger floor plans and positions the asset for retention-focused operations with selective value-add to capture demand without overextending affordability.
- 2008 vintage offers competitive positioning versus older neighborhood stock, with room for targeted updates
- Stable neighborhood occupancy and elevated renter-occupied share support leasing durability
- High-cost ownership market supports renter reliance and potential pricing power
- 3-mile household growth and smaller household sizes imply a broader tenant base for multifamily
- Risk: Amenity density is uneven and national safety percentiles track mid-to-lower; active management and on-site measures remain important