| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1400 Oak Hill Dr, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1989 |
| Units | 62 |
| Transaction Date | 2017-04-26 |
| Transaction Price | $15,000,000 |
| Buyer | ZBES 177246 LLC |
| Seller | AVANTI FAMILY LIMITED PARTNERSHIP LLLP |
1400 Oak Hill Dr Escondido 62-Unit Multifamily Play
Neighborhood occupancy trends are above the metro median and renter concentration is deep, supporting leasing durability, according to WDSuite’s CRE market data.
Positioned in Escondido’s Urban Core, this B- rated neighborhood sits roughly mid-pack among 621 San Diego metro neighborhoods, offering investors a balance of demand drivers and operational considerations. The 1989 vintage is slightly newer than the neighborhood’s average construction year, which can support competitive positioning versus older product while leaving room for selective renovations to modernize interiors and building systems.
Daily-needs access is a strength: grocery and pharmacy density rank competitively among 621 metro neighborhoods, and restaurants and cafes are abundant. Park access and formal childcare options are limited within the neighborhood, and average school ratings sit in lower national percentiles, factors to weigh when targeting family-oriented demand.
For investors focused on occupancy stability, neighborhood-level occupancy is above the metro median and renter-occupied share of housing units is 63.6%, indicating a sizable tenant base for multifamily leasing. Within a 3-mile radius, demographics show a modest population dip over the past five years alongside a notable increase in households, suggesting smaller household sizes and a broader pool of potential renters; households are projected to continue growing through 2028, supporting the case for steady absorption.
Ownership costs in the area are elevated relative to incomes (high value-to-income measures), which tends to sustain reliance on multifamily rentals and can support pricing power. At the same time, rent-to-income levels in the neighborhood are high, implying affordability pressure that warrants disciplined lease management and renewal strategies to protect retention.
Safety indicators for the neighborhood track below both metro and national benchmarks, placing it below the metro average among 621 San Diego neighborhoods and in lower national percentiles for safety. Investors should underwrite operational practices and security measures accordingly.
Recent trends are mixed: estimated property offenses declined meaningfully year over year, an encouraging directional signal, while violent offense measures remain elevated compared with many U.S. neighborhoods. Framing risk at the neighborhood level rather than the block, these dynamics suggest prudent monitoring and tenant-engagement strategies rather than reliance on short-term improvement.
Regional employment nodes within commutable distance include food distribution, life sciences, energy, and technology employers, which can support renter demand via diverse, white- and blue-collar job bases. The list below highlights nearby corporate offices by proximity.
- Sysco — food distribution (13.1 miles)
- Gilead Sciences — life sciences (14.8 miles)
- Nrg Energy — energy (14.8 miles)
- Qualcomm — technology (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.9 miles)
This 62-unit, 1989-vintage asset benefits from a renter-heavy neighborhood and metro-above-median occupancy, supporting baseline leasing stability. Amenity density is strong for daily needs, while elevated ownership costs in San Diego County reinforce ongoing reliance on rentals. According to CRE market data from WDSuite, neighborhood rents and home values benchmark in higher national percentiles, consistent with durable demand but calling for careful affordability management.
Within a 3-mile radius, households have increased and are projected to expand further through 2028, indicating a larger tenant base. The vintage offers room for value-add through targeted interior updates and system modernization to enhance competitive positioning versus older stock, while proximity to diversified employment nodes supports leasing resilience across cycles.
- Renter-occupied concentration and above-median neighborhood occupancy support stable leasing
- Elevated ownership costs in the metro sustain multifamily demand and pricing power
- 1989 vintage presents value-add potential via targeted renovations and system upgrades
- Diverse nearby employers in tech, life sciences, and logistics underpin renter demand
- Risks: higher rent-to-income levels, lower school ratings, and safety metrics below metro average require disciplined operations