| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 30th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1550 S Juniper St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | $1,200,000 |
| Buyer | F & F JUNIPER LP |
| Seller | G AND Y PROPERTIES LLC |
1550 S Juniper St, Escondido CA Multifamily Investment
Neighborhood occupancy is resilient and renter demand is broad-based for this 30-unit asset, according to WDSuite’s CRE market data. Expect steady leasing supported by a high renter-occupied share in the immediate area and strong day-to-day amenities.
Escondido’s Urban Core setting offers practical renter appeal: grocery access and dining are standouts with neighborhood measures near the top of national distributions, while parks and pharmacies are also well represented. Cafes are relatively sparse, so lifestyle convenience skews toward essentials rather than boutique options.
Neighborhood occupancy is strong and sits in the top quartile nationally, supporting expectations for stable leasing. The area shows a high share of renter-occupied housing (renter concentration), indicating a deep tenant base and sustained multifamily demand. These are neighborhood-level indicators, not property-specific figures, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, household counts have increased even as population has edged down slightly, implying smaller household sizes and a broader pool of households entering the market. Looking ahead, forecasts call for further growth in households through 2028, which typically supports occupancy stability and absorption for well-positioned units.
Ownership costs in the neighborhood rank high compared with national peers, and median home values sit in upper national percentiles. That high-cost ownership context tends to reinforce renter reliance on multifamily housing, aiding retention and pricing power. At the same time, rent-to-income near 30% suggests some affordability pressure, warranting attentive lease management.
Amenity depth is a clear positive: restaurants and grocery options rank in the mid-90s by national percentile, with parks, pharmacies, and childcare also scoring strong. Average school ratings are comparatively low for the metro and nationally, which investors should factor into positioning and tenant profile expectations.
Safety outcomes are mixed. The neighborhood falls below the national average on safety, landing around the 39th percentile nationwide, and it ranks toward the higher-crime end among the 621 San Diego–Chula Vista–Carlsbad neighborhoods. That said, recent trend data is moving in a favorable direction, with estimated violent and property offenses both declining year over year.
For underwriting, this points to balanced assumptions: factor in elevated local crime relative to national norms while recognizing that recent declines suggest improving conditions. Comparisons are neighborhood-level, not block-specific, and should be paired with property-level security measures and tenant mix considerations.
The employment base within commuting distance skews toward distribution, energy, life sciences, and technology—sectors that can support renter demand and retention through diversified job opportunities. Highlights include Sysco, NRG Energy, Gilead Sciences, Qualcomm, and Celgene.
- Sysco — distribution (11.9 miles)
- NRG Energy — energy (14.4 miles)
- Gilead Sciences — life sciences (14.8 miles)
- Qualcomm — technology (16.4 miles) — HQ
- Celgene Corporation — life sciences (17.6 miles)
The investment case centers on steady renter demand in an Urban Core location where neighborhood occupancy trends rank in the top quartile nationally and the renter-occupied share is notably high. Elevated ownership costs relative to incomes support renter reliance on multifamily, while day-to-day amenities—especially groceries, restaurants, parks, and pharmacies—bolster livability and lease retention. According to CRE market data from WDSuite, household growth within a 3-mile radius has outpaced population change, which typically supports a larger tenant base even as household sizes trend lower.
Key considerations include managing affordability pressure (rent-to-income near 30%) and addressing perception risks tied to below-average safety metrics and lower school ratings. Neighborhood-level NOI per unit benchmarks trail many U.S. areas, suggesting investors should emphasize operational efficiency and targeted value-add to drive performance relative to the metro.
- Strong renter base with high neighborhood renter-occupied share supports demand depth and leasing stability
- Top-quartile neighborhood occupancy and robust daily amenities aid retention and pricing discipline
- High-cost ownership market reinforces reliance on multifamily housing and supports long-term demand
- Expanding household counts within 3 miles point to a larger tenant pool over the forecast period
- Risks: below-average safety metrics, lower school ratings, and affordability pressure require attentive operations and tenant retention strategies