| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 50th | Fair |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1375 N Broadway, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1972 |
| Units | 64 |
| Transaction Date | 1999-03-01 |
| Transaction Price | $3,050,000 |
| Buyer | HANSEN RICHARD K |
| Seller | FREITAS JOHN J FAMILY TRUST 07-19-77 |
1375 N Broadway Escondido CA Multifamily Investment
Neighborhood occupancy remains in the mid-90s and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, the combination suggests stable leasing with potential pricing power relative to metro peers.
Located in Escondido’s inner-suburban fabric of the San Diego metro, the neighborhood carries a C+ rating and sits below the metro median among 621 neighborhoods, signaling mixed but workable fundamentals for multifamily. Grocery access and parks test well versus national peers, while restaurant density is competitive; cafés and pharmacies are thinner, so day-to-day retail is adequate but not destination-level.
Neighborhood occupancy is strong (mid-90s) and has edged higher over the past five years, indicating durable renter demand at the neighborhood level rather than at the property level. Median rents in the area benchmark above many U.S. neighborhoods, and elevated regional home values point to a high-cost ownership market that can sustain multifamily reliance and support lease retention.
Schools average near the national midpoint, which aligns with a broad renter profile rather than a narrow niche. Within a 3-mile radius, demographics show a large and stable population base with households expanding over the next five years, implying a larger tenant pool and support for occupancy stability even as household sizes trend modestly smaller.
Tenure data within a 3-mile radius indicates roughly half of housing units are renter-occupied, providing depth to the tenant base and reinforcing demand for professionally managed apartments. For investors, this mix balances workforce and middle-income demand, with leasing supported by everyday amenities and proximity to employment nodes across North County and greater San Diego.
Safety indicators for the neighborhood trend below the national median, with violent and property offense measures weaker than many U.S. neighborhoods. Within the San Diego metro (621 neighborhoods), recent data also places the area in the less favorable half; however, estimated property crime has moved lower year over year, suggesting incremental improvement rather than deterioration.
Investors should underwrite prudent security measures and evaluate historical incident trends at the neighborhood level, while recognizing that improving property crime trends can aid resident retention and reduce non-revenue downtime over time.
Nearby employment is anchored by life sciences, energy, food distribution, and technology, supporting a broad renter base and commute convenience to North County and San Diego job centers. The following employers illustrate the depth and diversity referenced here: Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotech (12.7 miles)
- NRG Energy — energy (13.1 miles)
- Sysco — food distribution (14.2 miles)
- Qualcomm — wireless & semiconductors (17.9 miles) — HQ
- Celgene Corporation — biotech (19.0 miles)
Built in 1972, the asset is older than the neighborhood’s average vintage, which points to value-add and capital planning opportunities to enhance competitive positioning versus newer stock. Neighborhood occupancy sits in the mid-90s and has trended up modestly, indicating steady leasing conditions at the neighborhood level; elevated regional home values further reinforce renter reliance on multifamily, which can support pricing power and retention. Based on CRE market data from WDSuite, the amenity mix is serviceable—with strong grocery, parks, and restaurants relative to national peers—while cafés and pharmacies are sparser.
Within a 3-mile radius, households are projected to increase over the next five years even as average household size eases, expanding the renter pool and supporting occupancy stability and lease-up velocity. Investor focus should balance renovation scope and ongoing operating efficiencies with measured underwriting for safety and school perceptions.
- 1972 vintage presents value-add potential with targeted renovations and systems upgrades
- Neighborhood occupancy in the mid-90s supports stable cash flow expectations
- Elevated ownership costs in the region sustain multifamily demand and retention
- 3-mile household growth outlook expands the tenant base and supports leasing
- Risks: below-median safety metrics and mixed school ratings warrant prudent underwriting