| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 66th | Good |
| Amenities | 21st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1500 W 11th Ave, Escondido, CA, 92029, US |
| Region / Metro | Escondido |
| Year of Construction | 1989 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | $500,000 |
| Buyer | STEPHENS KEVIN F |
| Seller | S & S INVESTORS |
1500 W 11th Ave, Escondido Multifamily Investment
Positioned in an Inner Suburb of the San Diego metro, the asset benefits from stable neighborhood occupancy and high-cost ownership dynamics that support renter demand, according to WDSuite’s CRE market data.
Located in Escondido within the San Diego–Chula Vista–Carlsbad metro, the neighborhood rates B- and is competitive among 621 metro neighborhoods. Occupancy in the neighborhood has held steady around the mid-90s over the past five years, a positive indicator for income stability. The submarket’s median home values sit at the higher end locally and nationally, reinforcing reliance on multifamily housing and supporting pricing power and lease retention for well-managed assets.
Schools in the area average about 4 out of 5, placing the neighborhood in the top quartile nationally, based on CRE market data from WDSuite. Grocery and restaurant coverage is moderate relative to the metro, while café, park, and pharmacy density is limited, which suggests residents rely on nearby corridors for certain conveniences. These dynamics are typical for Inner Suburb locations that draw households seeking more space while maintaining access to employment centers.
Within a 3-mile radius, household counts have expanded while average household size has trended lower, pointing to a broader tenant base and more renters entering the market over time. Renter-occupied housing represents a meaningful share of units in this 3-mile area, which supports demand depth for multifamily communities. Neighborhood rental rates sit near the higher end for the region, but rent-to-income ratios indicate manageable affordability pressure, which can aid lease retention and stabilize turnover.
Vintage across the neighborhood averages the early 1990s. With a 1989 construction year, this property is slightly older than nearby stock, suggesting straightforward capital planning and potential value-add opportunities (interiors, common areas, and systems) to enhance competitive positioning against newer comparables.
Safety indicators benchmark below the national median overall, while trends show mixed signals. The neighborhood is competitive among 621 San Diego metro neighborhoods, yet national percentiles suggest it trails safer areas nationwide. Property-related offenses have improved meaningfully year over year, which supports incremental confidence in near-term operations, but violent-offense benchmarks remain weaker than national averages, warranting prudent security measures and resident-experience management.
For investors, the takeaway is to underwrite with standard precautions: confirm recent trend continuity, evaluate site-level lighting and access controls, and weigh security line items in operating plans to support retention and reputation.
Proximity to diversified corporate employers supports a broad renter base and commute convenience, including food distribution, energy, biopharma, and wireless technology offices noted below.
- Sysco — food distribution (12.0 miles)
- NRG Energy — energy (12.5 miles)
- Gilead Sciences — biopharma (13.2 miles)
- Qualcomm — wireless technology (15.0 miles)
- Qualcomm — wireless technology (15.4 miles) — HQ
This 23-unit, 1989-vintage asset sits in an Inner Suburb with stable neighborhood occupancy and strong renter reliance amid elevated area home values. According to CRE market data from WDSuite, the neighborhood’s income performance and occupancy benchmarks compare favorably within the metro, while rent-to-income ratios indicate manageable affordability pressure that can support lease retention. The property’s slightly older vintage versus early-1990s neighborhood stock points to practical value-add upside through targeted renovations and systems updates.
Forward-looking demographics within a 3-mile radius show continued growth in household counts and smaller average household sizes, expanding the tenant pool even as population trends flatten. Amenity density is moderate to light, which places a premium on on-site features and management quality, and safety metrics sit below the national median, underscoring the need for prudent operating practices in underwriting.
- Stable neighborhood occupancy supports income consistency relative to metro peers
- Elevated home values reinforce sustained multifamily demand and pricing power
- 1989 vintage offers value-add potential through targeted interior and systems improvements
- 3-mile household growth and smaller household sizes expand the renter pool and support leasing
- Risks: below-national safety benchmarks and lighter amenity density require active management and cautious underwriting