| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 68th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1820 W El Norte Pkwy, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1987 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | $2,320,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1820 W El Norte Pkwy Escondido Multifamily Investment
Neighborhood occupancy is elevated and has trended favorably, supporting stable leasing conditions in this Inner Suburb location, according to WDSuite’s CRE market data.
Competitive among San Diego-Chula Vista-Carlsbad neighborhoods, the area surrounding 1820 W El Norte Pkwy combines high housing stability with day-to-day convenience. Neighborhood occupancy is high and has improved over the past five years, indicating durable renter demand and supporting steady cash flow potential at the property level.
Local amenities skew toward essentials: strong grocery and pharmacy access, a solid base of restaurants, and nearby childcare options. Cafes are less dense, but parks are reasonably accessible. For investors, this mix supports everyday livability that can aid retention even without a premium lifestyle profile.
Within a 3-mile radius, population and household counts have been rising and are projected to continue growing while average household size edges lower. This combination typically expands the renter pool and helps support occupancy stability and leasing velocity for mid-size assets.
The neighborhood has elevated home values relative to national benchmarks, creating a high-cost ownership market. That context, paired with median contract rents that have advanced in recent years, suggests multifamily demand depth with manageable rent-to-income levels that can support retention and prudent pricing power. Based on CRE market data from WDSuite, the submarket’s renter-occupied share provides a sizable tenant base without overreliance on rentals, which is constructive for long-term demand.
Vintage context: the average nearby construction year trends newer than this asset’s 1986 build. For investors, that typically points to value-add or targeted modernization opportunities to remain competitive against post-2010 stock, alongside standard capital planning for systems and common areas.
Safety indicators compare less favorably to national benchmarks, with both violent and property offense measures sitting below national percentiles. Recent trends show meaningful improvement in violent offenses over the past year, which is a constructive signal to monitor. Investors should evaluate block-level conditions during diligence and consider operating practices that support resident safety and retention, using neighborhood trends as context rather than a proxy for property-specific risk.
Employment anchors within commuting range include biopharma, energy, food distribution, and telecom, supporting a diversified renter base and commute convenience that can aid leasing stability at the neighborhood level.
- Gilead Sciences — biopharma (10.6 miles)
- NRG Energy — energy (11.3 miles)
- Sysco — food distribution (15.6 miles)
- Qualcomm — telecom & technology (18.2 miles) — HQ
- Celgene Corporation — biopharma (19.3 miles)
This 41-unit, 1986-vintage asset in Escondido benefits from a neighborhood with high, improving occupancy and a diversified service- and tech-oriented employment base. Within a 3-mile radius, rising households and a modest shift toward smaller household sizes point to a larger tenant base over time, supporting lease-up and retention. Elevated home values reinforce reliance on multifamily, while rent levels remain supported by incomes, according to CRE market data from WDSuite.
Relative to newer nearby stock, the 1986 construction suggests clear value-add potential through unit and common-area updates, along with targeted system upgrades to enhance competitive positioning. Given safety indicators that lag national averages, investors should incorporate security-forward operations and underwriting cushions, while recognizing the area’s strong day-to-day amenities that support resident stickiness.
- High neighborhood occupancy and improving trend support stable leasing
- Growing 3-mile household base expands the renter pool and demand depth
- 1986 vintage enables value-add and modernization to compete with newer stock
- Elevated ownership costs sustain multifamily reliance and pricing power
- Risk: safety metrics lag national benchmarks; plan for security-forward operations