| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1920 E Grand Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1975 |
| Units | 96 |
| Transaction Date | 2014-07-18 |
| Transaction Price | $10,875,000 |
| Buyer | SANTA JACINTA COMPANY LP |
| Seller | SUBSIDIARIA DE PERSONAL TR OF MITCHELL S |
1920 E Grand Ave Escondido Multifamily Investment
Neighborhood metrics point to durable renter demand and steady occupancy, according to WDSuite’s CRE market data. With a high share of renter-occupied units in the surrounding area and solid income performance norms, the asset’s positioning supports consistent leasing and retention.
Situated in Escondido within the San Diego metro, the neighborhood shows leasing stability with occupancy rates above many national neighborhoods, while local renter concentration is high relative to the metro. This tilt toward renter-occupied housing suggests a deeper tenant base for multifamily, supporting absorption and renewal activity.
Grocery and dining access are strengths, with neighborhood amenities competitive at the metro level and grocery and restaurant density ranking among the highest nationally. By contrast, cafes, parks, and pharmacies are sparse nearby, so daily needs are covered but certain lifestyle conveniences may require short drives.
The property’s 1975 vintage is slightly older than the neighborhood average (1980), indicating potential value-add via unit renovations, systems upgrades, and common-area refreshes to stay competitive against newer stock. Neighborhood income performance trends are favorable for operators, with NOI per unit metrics benchmarking in the upper national tiers, reinforcing revenue potential when paired with disciplined expense control.
Within a 3-mile radius, households have expanded over the last five years and are projected to grow further, pointing to a larger tenant base ahead. Median home values relative to incomes are elevated for the neighborhood, which generally sustains reliance on multifamily rentals and can aid lease retention and pricing power for well-positioned communities.
Crime conditions are mixed in context. The neighborhood ranks competitive among San Diego-Chula Vista-Carlsbad, CA neighborhoods (247 out of 621) on overall crime, but its national standing is below average. Property offenses have eased year over year, while violent incidents show a recent uptick; investors should underwrite with current operating practices and security measures aligned to these trends.
The surrounding employment base blends logistics, life sciences, energy, and technology, creating varied demand drivers and commute convenience for renters. Nearby anchors include Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene.
- Sysco — foodservice distribution (13.6 miles)
- Gilead Sciences — life sciences (15.0 miles)
- NRG Energy — energy (15.3 miles)
- Qualcomm — wireless & semiconductors (18.4 miles) — HQ
- Celgene Corporation — biopharma (19.6 miles)
This 96-unit asset benefits from a renter-heavy neighborhood and occupancy levels that are above many national neighborhoods, supporting day-one stability and renewal potential. Based on CRE market data from WDSuite, the area’s income performance benchmarks and strong grocery/restaurant access further underpin operational resilience, while elevated ownership costs nearby tend to sustain reliance on rentals.
Built in 1975, the property is slightly older than the local average, creating clear value-add pathways through modernization and energy-efficiency upgrades to sharpen competitive positioning. Within a 3-mile radius, recent household growth and a forecasted increase over the next five years suggest a larger tenant base ahead, which can support occupancy stability and measured rent growth when paired with attentive lease management amid affordability pressures.
- High renter-occupied share in the neighborhood supports depth of demand and renewal potential.
- Occupancy levels above many national neighborhoods align with stable leasing performance.
- 1975 vintage offers value-add upside through unit and systems upgrades.
- 3-mile household growth and projected expansion indicate a growing renter pool.
- watch items: affordability pressures and mixed safety rankings require disciplined underwriting and resident-experience management.