| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1905 E Grand Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 2000 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | $980,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1905 E Grand Ave, Escondido Multifamily Investment
Neighborhood occupancy trends point to steady renter demand, according to WDSuite’s CRE market data, with a renter-occupied share that supports leasing depth. A 2000 vintage positions the asset competitively versus older local stock while leaving room for targeted modernization.
The immediate neighborhood shows durable renter demand signals: neighborhood occupancy is 94.4% and the share of housing units that are renter-occupied is high at 67.6% (neighborhood metrics, not property-level). Median asking rents in the neighborhood have risen over the past five years, supporting revenue potential, while NOI per unit sits in the top quintile nationally—competitive among San Diego-Chula Vista-Carlsbad neighborhoods—based on CRE market data from WDSuite.
Livability is mixed. Grocery and restaurant density rates rank near the top of the metro’s 621 neighborhoods, which supports daily convenience and foot traffic. Park, pharmacy, and cafe density are more limited, which may temper some resident lifestyle expectations and should be considered in marketing and amenity strategies.
Schools in the neighborhood rate below the national average, which can influence tenant mix and leasing narratives. Framing the asset as attainable rental housing for working households can resonate given the area’s service and logistics employment access.
Within a 3-mile radius, households increased in the last five years even as population edged down, indicating smaller household sizes and a potential broadening of the renter pool. Projections through 2028 show further gains in household counts and incomes, which can support occupancy stability and measured rent growth if managed with attention to rent-to-income and lease retention.
Ownership costs appear elevated in context: neighborhood home values and a high value-to-income ratio indicate a high-cost ownership market for the area, which tends to reinforce reliance on multifamily rentals and can support tenant retention. At the same time, the neighborhood’s rent-to-income ratio signals some affordability pressure, suggesting prudent leasing and renewal strategies are warranted.
Safety indicators are mixed when compared across the metro and nation. The neighborhood’s crime rank sits in the less favorable half of the San Diego-Chula Vista-Carlsbad metro (ranked 247 out of 621 neighborhoods), and national comparisons place it below average on safety. This implies investors should underwrite with conservative assumptions on operating practices such as on-site lighting, access control, and community engagement.
Trend signals provide nuance: estimated property offenses declined year over year, an improvement consistent with mid-pack metro and national trends. Violent offense estimates, however, show less favorable positioning nationally, underscoring the importance of active management and partnership with local resources. Use these metrics as neighborhood context, not a block-level forecast.
Regional employers within commuting range support a broad workforce renter base, notably in food distribution, biotech, energy, wireless, and utilities—drivers that can aid leasing stability and retention.
- Sysco — foodservice distribution (13.5 miles)
- Gilead Sciences — biotech/pharma (15.1 miles)
- NRG Energy — energy (15.3 miles)
- Qualcomm — wireless & semiconductors (18.3 miles) — HQ
- Sempra Energy — utilities (29.2 miles) — HQ
1905 E Grand Ave is a 23-unit multifamily asset built in 2000, giving it a competitive edge versus the neighborhood’s older average stock while still offering room for selective updates to bolster curb appeal and operating efficiency. Neighborhood metrics (not property-specific) indicate steady renter demand with high renter concentration and firm occupancy, while the high-cost ownership landscape supports reliance on rentals and can aid lease retention.
Within a 3-mile radius, population dynamics point to a larger renter base over time: households have expanded and are projected to climb further alongside rising incomes, which can support occupancy stability and measured rent growth. According to CRE market data from WDSuite, the neighborhood’s rent-to-income profile suggests some affordability pressure, so disciplined pricing and renewal management remain important.
- 2000 vintage relative to older local stock supports competitive positioning with targeted modernization potential
- Neighborhood renter concentration and stable occupancy support leasing durability (neighborhood metrics, not property-level)
- 3-mile household and income growth expand the tenant base, aiding occupancy and revenue management
- High-cost ownership context reinforces sustained rental demand and potential retention upside
- Risk: below-average safety and school ratings plus rent-to-income pressure warrant conservative underwriting and active management