| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 30th | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2035 S Escondido Blvd, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1988 |
| Units | 83 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2035 S Escondido Blvd Multifamily Investment
This 83-unit property benefits from strong renter demand in a neighborhood where 68% of housing units are renter-occupied, well above typical levels. Commercial real estate analysis from WDSuite shows neighborhood occupancy rates maintaining 95.6% stability.
The Escondido neighborhood presents a mature rental market with 67.9% of housing units occupied by renters, ranking in the top quartile among 621 San Diego metro neighborhoods. This high rental concentration supports consistent tenant demand and occupancy stability for multifamily properties. Neighborhood occupancy rates of 95.6% reflect strong market fundamentals, though they've declined modestly over five years.
Built in 1988, this property aligns with the neighborhood's average construction vintage of 1979, positioning it within established housing stock that may benefit from value-add renovations or capital improvements. The area offers solid amenity density with 4.2 grocery stores per square mile and strong restaurant access, supporting tenant retention through convenience factors.
Demographics within a 3-mile radius show a population of approximately 89,800 residents with median household income of $87,791. While population has declined slightly over five years, household formation has increased 10.1%, indicating smaller household sizes and potentially stronger rental unit demand. Median contract rents of $1,851 have grown 37% over five years, demonstrating pricing power in the submarket.
Home values averaging $610,527 with 68% growth over five years create elevated ownership costs that can sustain rental demand. However, investors should monitor the rent-to-income ratio of 0.29, which ranks in the bottom quartile nationally and may present affordability pressure for tenant retention and lease renewals.
Property crime rates in the neighborhood show an estimated 1,209 incidents per 100,000 residents annually, ranking 256th among 621 San Diego metro neighborhoods. While this places the area in the lower half of metro neighborhoods for property crime, the rate has improved 13.7% over the past year, indicating positive trending.
Violent crime rates of 367 incidents per 100,000 residents rank 412th among metro neighborhoods, though these rates have also declined 18.6% year-over-year. The neighborhood's overall crime metrics place it in the bottom quartile nationally, requiring investors to consider security measures and tenant screening protocols as part of property management strategy.
The area benefits from proximity to major San Diego employers, with several Fortune 500 companies and corporate offices within reasonable commuting distance supporting workforce housing demand.
- Sysco — food distribution services (11.2 miles)
- NRG Energy — energy services (14.3 miles)
- Gilead Sciences — biotechnology (15.0 miles)
- Qualcomm — telecommunications technology (15.2 miles) — HQ
- Celgene Corporation — pharmaceutical services (16.9 miles)
This 83-unit property built in 1988 offers value-add potential within a neighborhood that maintains 95.6% occupancy rates and strong rental demand fundamentals. The area's 68% renter-occupied housing concentration ranks in the top quartile among San Diego metro neighborhoods, supporting consistent tenant pools. According to CRE market data from WDSuite, median rents have grown 37% over five years to $1,851, demonstrating pricing power despite affordability considerations.
Demographics within a 3-mile radius show household formation increasing 10.1% even as population stabilizes, indicating smaller household sizes that can drive rental unit demand. The property's 1988 vintage aligns with neighborhood norms while providing renovation upside potential. Proximity to major employers including Qualcomm headquarters supports workforce housing appeal, though investors should monitor rent-to-income ratios that rank in the bottom quartile nationally.
- Strong rental market with 68% renter-occupied units, top quartile among metro neighborhoods
- Stable occupancy at 95.6% with 37% rent growth over five years
- Value-add renovation potential with 1988 construction vintage
- Proximity to major employers including Qualcomm headquarters supports tenant demand
- Risk consideration: Bottom quartile rent-to-income ratios may impact tenant retention