| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 31st | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 204 Clark St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2005-01-25 |
| Transaction Price | $2,150,000 |
| Buyer | RG & RW PROPERTY LLC |
| Seller | CLARK STREET PARTNERS GROUP LLC |
204 Clark St Escondido 20-Unit Multifamily Investment
Steady neighborhood occupancy and a very high renter-occupied housing share indicate durable tenant demand near Escondido’s urban core, according to WDSuite’s CRE market data. These neighborhood-level dynamics, not the property itself, suggest potential leasing stability with pricing set against a high-cost ownership market.
This location sits in an Urban Core pocket of Escondido with a B+ neighborhood rating and competitive livability fundamentals for renters. Neighborhood occupancy is solid by national standards, and the area’s share of renter-occupied housing units is among the highest nationally, pointing to a deep tenant base for multifamily landlords (these are neighborhood metrics, not specific to the property).
Daily needs and convenience retail are a strength. Restaurant and grocery store density rank in the top tier within the San Diego–Chula Vista–Carlsbad metro, translating into walkable access to food, services, and essentials. Parks and pharmacies also score high by national comparison, supporting retention for residents who value proximity to amenities.
Vintage matters for competitive positioning. Built in 1986, the property is newer than the neighborhood’s average construction year, which can help it compete against older stock while still requiring periodic system updates or selective renovations as part of long-term capital planning.
Within a 3-mile radius, households have increased even as population edged down modestly over the last five years—an indicator of smaller household sizes and ongoing household formation. Looking forward, WDSuite data show continued growth in households by the next five-year window, which supports renter pool expansion and can help sustain occupancy and leasing velocity. Elevated home values in the neighborhood, relative to local incomes, characterize a high-cost ownership market; this typically supports multifamily demand and can aid lease retention, though it also calls for careful attention to rent-to-income affordability when underwriting.
Safety indicators for the neighborhood trail both metro and national benchmarks, with crime measures placing the area below average compared to U.S. neighborhoods. Violent offense estimates have eased slightly year over year, but overall safety remains a monitored risk factor. Investors should underwrite with appropriate loss-prevention, lighting, and access-control assumptions and consider how on-site management practices can support resident retention.
Nearby corporate employers provide a diverse employment base and commute convenience that can support renter demand and lease retention, including distribution, energy, life sciences, and technology offices.
- Sysco — distribution (13.1 miles)
- Nrg Energy — energy (13.5 miles)
- Gilead Sciences — life sciences (13.6 miles)
- Qualcomm — technology offices (16.7 miles)
- Qualcomm — technology offices (17.1 miles) — HQ
204 Clark St offers 20 units averaging roughly 878 square feet, positioned in a renter-heavy Urban Core area where neighborhood occupancy trends are solid and amenities are abundant. Based on commercial real estate analysis from WDSuite, the property’s 1986 vintage is newer than the area’s older stock, which can help competitive standing while still leaving room for targeted value-add and system modernization as part of a multi-year plan.
Neighborhood-level fundamentals point to a durable tenant base: high renter-occupied housing share, strong restaurant and grocery density, and projected household growth within a 3-mile radius that supports renter pool expansion. Counterbalancing factors include affordability pressure relative to incomes and below-average safety metrics for the neighborhood; both warrant conservative underwriting, resident experience investments, and disciplined lease management.
- Renter-heavy neighborhood supports depth of demand and potential leasing stability
- 1986 construction offers relative competitiveness vs. older stock with value-add potential
- Amenity-rich area (food, grocery, parks, pharmacies) aids resident retention
- 3-mile household growth outlook supports renter pool expansion and occupancy
- Risks: neighborhood safety below averages and affordability pressures require conservative underwriting and active management