| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 30th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1580 S Juniper St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1975 |
| Units | 49 |
| Transaction Date | 2016-08-19 |
| Transaction Price | $7,700,000 |
| Buyer | F & F LATTE LP |
| Seller | JUNIPER TERRACE LLC |
1580 S Juniper St, Escondido Multifamily Investment
Neighborhood occupancy has held in the mid-90s and renter-occupied housing is elevated, supporting stable tenant demand; in a high-cost ownership market, this favors durable leasing, according to WDSuite’s CRE market data.
Located in Escondido’s Urban Core, the neighborhood posts a B rating and sits roughly mid-pack among 621 San Diego metro neighborhoods, indicating competitive fundamentals without relying on premium pricing. Restaurants, groceries, parks, pharmacies, and childcare density rank in the national top quartile, pointing to daily convenience that supports resident retention and leasing.
For investors evaluating demand depth, the share of housing units that are renter-occupied is high in this neighborhood, signaling a broad tenant base for multifamily product. Neighborhood occupancy stands at 95.6% and has been resilient, a constructive backdrop for renewal capture and collections management. Median home values are elevated relative to incomes (high national percentile for value-to-income), which typically sustains rental reliance and supports pricing power rather than pushing households to ownership.
Demographic statistics aggregated within a 3-mile radius show households increased 9.5% over the last five years and are projected to expand further by 2028, even as average household size trends modestly lower. This dynamic generally points to more households competing for rental units, supporting occupancy stability and absorption for well-positioned assets.
The property’s 1973 vintage is older than the neighborhood’s average construction year. That age profile suggests planning for targeted capital expenditures and presents potential value-add opportunities (interiors, systems, and curb appeal) to sharpen competitive positioning versus newer stock while capturing rent premiums where supported by the submarket.
School ratings in the neighborhood test below national averages, which may temper some family-driven demand but can align with workforce housing positioning. Overall amenity access and proximity to employment centers help offset this factor for leasing, according to WDSuite’s commercial real estate analysis.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area sits below the national average for safety; however, both violent and property offense rates have declined over the most recent year. Within the San Diego metro, the neighborhood’s crime ranking is competitive among 621 neighborhoods, suggesting conditions that many local renters may view as typical for an urban core location rather than an outlier.
Investors should underwrite with standard urban risk controls (lighting, access management, community standards) and monitor continued year-over-year improvement trends rather than relying on block-level anecdotes.
Proximity to major employers supports a steady renter pool seeking commute convenience. Notable nearby companies include Sysco, NRG Energy, Gilead Sciences, Qualcomm, and Celgene.
- Sysco — foodservice distribution (11.9 miles)
- NRG Energy — energy services (14.4 miles)
- Gilead Sciences — biopharmaceuticals (14.8 miles)
- Qualcomm — wireless & semiconductors (16.4 miles) — HQ
- Celgene Corporation — biopharmaceuticals (17.6 miles)
This 49-unit, 1973-vintage asset benefits from a renter-heavy neighborhood with mid-90s occupancy and strong amenity access, supporting lease-up and renewal stability. Elevated ownership costs in the area reinforce multifamily demand, while household growth within a 3-mile radius points to a widening tenant base. According to CRE market data from WDSuite, these dynamics align with steady income performance for well-managed workforce housing.
Vintage creates a clear value-add path: targeted renovations and systems upgrades can improve competitive standing versus newer product, with underwriting supported by neighborhood rent levels and stable occupancy. Prudent asset management should account for localized safety perceptions and school quality when shaping marketing and resident programs.
- Renter-occupied housing concentration and mid-90s neighborhood occupancy support consistent demand
- High-cost ownership market sustains rental reliance and pricing power potential
- 1973 vintage allows targeted value-add to lift rents and retention
- 3-mile household growth and amenity density bolster leasing fundamentals
- Risks: aging systems, below-average school ratings, and urban safety perception require active management