| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1825 E Valley Pkwy, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 71 |
| Transaction Date | 1999-07-27 |
| Transaction Price | $3,636,000 |
| Buyer | PARKWAY VILLAGE LLC |
| Seller | L A APT PARTNERS |
1825 E Valley Pkwy Escondido Multifamily Investment
Renter demand appears resilient with a high neighborhood share of renter-occupied units and steady occupancy, according to WDSuite’s CRE market data. For investors, this points to stable leasing conditions in an Urban Core pocket of Escondido.
Situated in Escondido’s Urban Core, the neighborhood shows leasing fundamentals that are competitive against the San Diego–Chula Vista–Carlsbad metro. Neighborhood occupancy trends sit above many peers nationwide, and the area ranks competitive among metro neighborhoods (out of 621) on overall amenities, driven more by daily-needs access than lifestyle options.
Daily conveniences are a clear strength: grocery access sits in the top tier nationally while restaurants are also well represented. By contrast, the neighborhood has limited café, park, and pharmacy density, which may temper some lifestyle appeal relative to other San Diego submarkets. Average school ratings track below national norms, a consideration for renter profiles and marketing strategy rather than a direct constraint on multifamily demand.
Tenure data indicates a high concentration of renter-occupied housing units within the neighborhood, supporting a deeper tenant base and reducing volatility risk for a 71-unit asset. Median rents in the area have risen over the past five years, and neighborhood NOI per unit benchmarks score in the upper tiers nationally, suggesting operators have captured pricing where services and unit quality justify it.
Within a 3-mile radius, recent history shows a modest population dip alongside an increase in total households and smaller average household size — a mix that typically expands the renter pool. Looking ahead, projections indicate further increases in households by 2028, reinforcing demand for multifamily units and supporting occupancy stability. The property’s 1986 vintage is slightly newer than the neighborhood’s average stock (1980), offering a relative competitive edge while still leaving room for targeted modernization to enhance leasing velocity and retention.
Ownership costs in the area are elevated relative to incomes by national standards, which tends to sustain reliance on rental housing. At the same time, rent-to-income ratios point to affordability pressure for some residents; prudent lease management and amenity-value alignment can help support pricing power without increasing turnover risk.
Safety indicators for the neighborhood track below national averages, with violent and property offense measures placing in lower national percentiles (less favorable). However, recent data show a year-over-year decline in estimated property offenses, indicating some improvement in trend. As always, safety perceptions vary by block and corridor, so investors should evaluate on-site measures, lighting, and access control as part of operational planning.
Regional employment anchors within a commutable radius include food distribution, life sciences, energy, and technology — a diversified base that can support renter demand and retention through varied wage bands. The employers below reflect nearby nodes likely to influence leasing in this part of North County and greater San Diego.
- Sysco — food distribution (13.6 miles)
- Gilead Sciences — biopharma (14.8 miles)
- NRG Energy — energy (15.1 miles)
- Qualcomm — semiconductor & wireless (18.3 miles) — HQ
- Celgene Corporation — biotech (19.5 miles)
This 71-unit property in Escondido’s Urban Core benefits from a renter-heavy neighborhood, steady occupancy, and strong access to daily-needs retail — all supportive of durable multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy sits favorably versus many U.S. areas, while the local share of renter-occupied units is high, broadening the tenant base and aiding renewal rates. The 1986 construction offers a modest age advantage versus nearby stock from 1980, creating potential to outperform older comparables with selective interior updates and building-systems modernization.
Market context is constructive but nuanced. Elevated ownership costs in the area reinforce reliance on rentals and can underpin pricing, yet rent-to-income levels signal affordability pressure for certain households — a factor for underwriting, lease management, and amenity strategy. Within a 3-mile radius, recent household growth and projected increases by 2028 point to a larger tenant base and support for occupancy stability, though operators should calibrate finishes and service levels to maintain retention.
- Renter-heavy neighborhood and steady occupancy support leasing stability.
- 1986 vintage presents value-add and systems modernization upside versus older local stock.
- Strong daily-needs access (notably groceries and dining) enhances livability and retention.
- Household growth within 3 miles expands the tenant base and supports occupancy.
- Risk: affordability pressure and below-average safety metrics call for measured rent strategy and on-site security planning.