| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 44th | Fair |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1641 Borden Rd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1987 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1641 Borden Rd, Escondido CA — Stabilized Suburban Multifamily Position
Neighborhood occupancy runs high and renter demand is supported by a sizable renter-occupied base, according to WDSuite’s CRE market data, positioning this asset for steady performance with prudent capital planning.
Located in Escondido’s inner-suburban fabric of the San Diego–Chula Vista–Carlsbad metro, the property benefits from a neighborhood that is competitive among metro peers (rank 170 of 621) with a B+ rating. Dining access is a relative strength, with restaurants per square mile in the 93rd percentile nationally, while cafes are less dense. Daily-needs access is balanced: grocery, parks, and pharmacies index around the low‑80s national percentiles, supporting resident convenience without relying on destination retail.
For multifamily investors, the local renter concentration is meaningful: about 47% of housing units are renter‑occupied at the neighborhood level. That depth tends to support leasing velocity and renewals across market cycles. Neighborhood occupancy is strong at roughly the mid‑ to high‑90s, placing it above many U.S. areas and above the metro median, which can underpin cash flow stability when combined with disciplined operations.
Within a 3‑mile radius, demographics show modest population growth alongside a notable increase in households and a trend toward smaller household sizes. This points to a gradually expanding renter pool and sustained demand for well-managed apartments, particularly for units that balance space with value. Median contract rents in the neighborhood are elevated versus national norms, reflecting broader San Diego fundamentals; in this context, maintaining competitive finish levels and thoughtful amenity positioning can help support occupancy and pricing power.
Home values in the area sit at the higher end nationally, indicating a high‑cost ownership market. For investors, that dynamic generally supports continued reliance on multifamily housing and can aid retention, especially when rent‑to‑income levels remain manageable for the local tenant base.
Safety trends are mixed and should be incorporated into underwriting. Relative to nationwide comparisons, the neighborhood sits below the national median for safety, and within the metro it ranks 240 out of 621 neighborhoods. However, recent data show an improvement in violent‑offense rates year over year, indicating directionally positive momentum even as property‑offense measures remain an area to monitor. Investors may consider standard lighting, access control, and community engagement programs to support resident confidence and retention.
The employment base features life sciences, energy, food distribution, and technology anchors within commuting distance, supporting workforce housing demand and lease stability. Notable nearby employers include Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene Corporation.
- Gilead Sciences — biopharma (11.8 miles)
- NRG Energy — energy (12.2 miles)
- Sysco — food distribution (14.6 miles)
- Qualcomm — wireless & semiconductors (17.7 miles) — HQ
- Celgene Corporation — biopharma (18.9 miles)
This 70‑unit 1987 vintage asset offers a practical blend of scale and value‑add potential in a high‑cost ownership pocket of North County San Diego. Neighborhood occupancy is strong and renter‑occupied housing is substantial, which together can support stable collections when paired with disciplined leasing and renewal management. Based on CRE market data from WDSuite, the surrounding area commands above‑national rents while maintaining healthy occupancy, suggesting room for performance through targeted upgrades rather than extensive repositioning.
Given the property’s older‑than‑average vintage relative to nearby stock, investors should plan for ongoing systems and common‑area updates while evaluating selective interior renovations for rent lift. Within a 3‑mile radius, households have been increasing and are projected to expand further, with smaller average household sizes — a setup that generally enlarges the renter pool and supports occupancy durability over the hold period.
- Strong neighborhood occupancy and meaningful renter concentration support leasing stability
- High‑cost ownership market reinforces multifamily demand and retention
- 1987 vintage presents value‑add and capital planning opportunities relative to newer metro stock
- Nearby life sciences and tech employers underpin a diverse renter base
- Risks: below‑median safety metrics and elevated rent levels warrant proactive operations and resident engagement