| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2227 E Valley Pkwy, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1990 |
| Units | 24 |
| Transaction Date | 2005-04-26 |
| Transaction Price | $1,190,000 |
| Buyer | MALL JOHANN |
| Seller | ROSTEK PAUL M |
2227 E Valley Pkwy Escondido Multifamily Investment
This 24-unit property benefits from strong rental demand in a market where 67.6% of housing units are renter-occupied. Commercial real estate analysis from WDSuite indicates neighborhood occupancy rates of 94.4% support stable cash flow potential.
Located in an urban core environment, this Escondido neighborhood demonstrates solid rental fundamentals with 67.6% of housing units occupied by renters, ranking in the top quartile nationally among 621 metro neighborhoods. The area maintains a 94.4% occupancy rate, indicating consistent tenant retention and absorption. Median contract rents of $1,609 reflect affordability relative to the broader San Diego market, supporting lease-up velocity and renewal rates.
Built in 1990, this property aligns with the neighborhood's average construction year of 1980, positioning it competitively within the existing housing stock without significant vintage disadvantage. Demographics within a 3-mile radius show a population of approximately 95,000 with household income growth of 32.6% over five years, reaching a median of $79,508. Forecasted household income growth of 44.9% through 2028 suggests strengthening tenant purchasing power and rent growth potential.
The neighborhood offers strong amenity access with 9.11 grocery stores per square mile, ranking in the top quartile nationally, and 18.22 restaurants per square mile. Childcare density of 3.04 facilities per square mile ranks highly among metro neighborhoods, supporting family retention. However, limited park access and below-average school ratings of 1.0 out of 5 may impact tenant demographics and turnover patterns.
Home values averaging $320,650 with 115% appreciation over five years create elevated ownership costs that sustain rental demand. The rent-to-income ratio of 0.32 indicates manageable affordability pressure for existing tenants, though investors should monitor potential retention risks as income growth expectations materialize.
Property crime rates in this neighborhood rank 146th among 621 metro neighborhoods, with an estimated rate of 810 incidents per 100,000 residents. This places the area in the lower third for property crime, though recent trends show a 13.8% decline in property offenses over the past year, indicating improving conditions.
Violent crime rates present a different profile, with 332 incidents per 100,000 residents ranking 394th among metro neighborhoods. While this represents below-average performance relative to the region, investors should consider these metrics alongside tenant retention patterns and insurance considerations when evaluating long-term hold strategies.
The surrounding employment base includes several major corporate anchors within commuting distance, supporting workforce housing demand and tenant stability.
- Sysco — food distribution services (13.9 miles)
- Gilead Sciences — biotechnology (15.2 miles)
- NRG Energy — energy services (15.6 miles)
- Qualcomm — technology and telecommunications (18.3 miles) — HQ
This 24-unit Escondido property offers investors exposure to a rental-dominant neighborhood with 67.6% renter occupancy and stable 94.4% occupancy rates. Built in 1990, the property presents potential value-add opportunities through strategic capital improvements while benefiting from neighborhood rent levels that support affordability and tenant retention. Demographic projections within a 3-mile radius show household income growth of 44.9% through 2028, creating upward pressure on rental pricing power.
According to CRE market data from WDSuite, the neighborhood's NOI per unit average of $10,101 ranks in the 80th percentile nationally, indicating strong cash flow fundamentals. However, investors should factor below-average school ratings and elevated crime metrics into tenant screening and retention strategies, particularly for family-oriented units.
- Strong rental demand with 67.6% renter occupancy ranking in top quartile nationally
- Stable occupancy at 94.4% supports consistent cash flow generation
- Projected household income growth of 44.9% through 2028 enhances rent growth potential
- 1990 vintage allows for value-add improvements and modernization opportunities
- Risk factors include below-average school ratings and elevated crime metrics requiring active management