| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 E Grand Ave, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1977 |
| Units | 55 |
| Transaction Date | --- |
| Transaction Price | $3,247,900 |
| Buyer | HILLGREN GREGORY RICE |
| Seller | ESCONDIDO GRAND AVENUE LTD |
2100 E Grand Ave Escondido Multifamily Investment
This 55-unit property built in 1977 operates in a neighborhood with 94.4% occupancy and strong rental tenure at 67.6% of housing units, according to CRE market data from WDSuite.
The Escondido neighborhood demonstrates solid rental fundamentals with 94.4% occupancy rates and 67.6% of housing units occupied by renters, ranking in the top quartile nationally among rental-dense areas. Median contract rents of $1,609 provide attractive affordability relative to the broader San Diego metro, while the high rental tenure supports consistent tenant demand for multifamily properties.
Demographics within a 3-mile radius show a stable tenant base with 96,222 residents and household incomes averaging $96,294. Projected growth indicates household income rising to $116,574 by 2028, supporting rent growth potential. The area benefits from strong grocery access with 9.11 stores per square mile, ranking in the 99th percentile nationally, and substantial restaurant density at 18.22 per square mile.
Built in 1977, this property's vintage aligns with the neighborhood average construction year of 1980, suggesting consistent building stock and potential value-add opportunities through strategic renovations. The neighborhood's net operating income averages $10,101 per unit, ranking in the 80th percentile nationally, indicating strong cash flow fundamentals for multifamily investors.
Property crime rates in the neighborhood show an estimated 810 incidents per 100,000 residents annually, with crime trends declining 13.8% over the past year. The area ranks in the middle tier among San Diego metro neighborhoods for overall safety metrics.
Violent crime rates average 332 incidents per 100,000 residents, though this metric has increased 9.7% year-over-year. Investors should consider these trends when evaluating tenant retention and property management strategies, particularly for ground-floor units and common areas.
The property benefits from proximity to major San Diego employers, providing workforce housing opportunities for technology and corporate office employees within commuting distance.
- Sysco — food service distribution (13.7 miles)
- Gilead Sciences — biotechnology (15.2 miles)
- NRG Energy — energy services (15.6 miles)
- Qualcomm — technology and telecommunications (18.2 miles) — HQ
- Celgene Corporation — pharmaceutical (19.8 miles)
This 55-unit property offers stable cash flow fundamentals in a rental-dense neighborhood with 94.4% occupancy and strong tenant retention metrics. The 1977 construction year presents value-add renovation opportunities while neighborhood NOI averaging $10,101 per unit ranks in the 80th percentile nationally. Demographics within a 3-mile radius show household income growth projected at 46% through 2028, supporting rent escalation potential in an already affordable market relative to broader San Diego.
According to multifamily property research from WDSuite, the area's 67.6% rental tenure ranks in the 96th percentile nationally, indicating deep rental demand. The property's average unit size of 686 square feet aligns with workforce housing needs, while proximity to major employers like Qualcomm and Gilead Sciences supports tenant stability.
- High occupancy neighborhood at 94.4% with strong rental market fundamentals
- Value-add potential through renovations of 1977-vintage units
- Projected 46% household income growth through 2028 supports rent escalation
- Proximity to major San Diego employers within 20-mile radius
- Risk consideration: Property crime rates require active management oversight