| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 41st | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2250 N Broadway, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1977 |
| Units | 88 |
| Transaction Date | 2014-10-15 |
| Transaction Price | $8,200,000 |
| Buyer | Brian Fitterer and/or assigns |
| Seller | Amicorp Enterprises Inc |
2250 N Broadway, Escondido Multifamily Investment
Neighborhood occupancy trends point to stable renter demand, and elevated home values in North Escondido support sustained reliance on rentals, according to WDSuite’s CRE market data.
Located in an inner-suburban pocket of Escondido within the San Diego–Chula Vista–Carlsbad metro, the property sits in a car-oriented area with limited immediate amenity density. Investors should underwrite to resident reliance on regional retail and services rather than walkable storefronts, while leveraging access to broader North County job centers.
Rents in the neighborhood benchmark high relative to national norms, and occupancy in the surrounding area has generally run above national averages, based on WDSuite’s CRE market data. Elevated home values at the neighborhood level indicate a high-cost ownership market, which typically reinforces multifamily retention and pricing power during renewals.
Tenure patterns vary by geography: within the immediate neighborhood, the share of housing units that are renter-occupied is comparatively low, limiting on-block renter concentration; within a 3-mile radius, renters represent roughly half of occupied units, supporting a deeper tenant base for leasing and renewals.
Within a 3-mile radius, recent population growth has been modest, but the number of households has expanded and is projected to grow further as average household size declines. For investors, a rising household count alongside smaller household sizes points to a larger renter pool over time and supports occupancy stability for well-positioned assets.
Safety indicators are mixed when viewed against multiple benchmarks. Relative to the San Diego metro, crime levels in the immediate neighborhood read as elevated, suggesting investors should budget for security-conscious site management and resident communication.
In national context, the area trends near the middle of the pack overall, and recent data show a notable year-over-year decline in estimated property offenses, which is a constructive direction of travel. As always, investors should focus on property-level controls and monitor evolving submarket trends rather than relying on block-level assumptions.
Proximity to North County life sciences, energy, and logistics anchors supports workforce housing demand and commute convenience for renters, including roles at Gilead Sciences, NRG Energy, Sysco, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (12.3 miles)
- NRG Energy — energy services (13.2 miles)
- Sysco — foodservice distribution (15.5 miles)
- Qualcomm — semiconductors & wireless (19.1 miles) — HQ
- Celgene Corporation — biotechnology (20.2 miles)
The asset benefits from steady occupancy dynamics in a high-cost ownership pocket of North Escondido, where elevated home values sustain renter reliance on multifamily housing. Household counts within a 3-mile radius have increased and are projected to expand further as average household size declines, which supports a broader tenant base and leasing durability. Based on commercial real estate analysis from WDSuite, neighborhood rents benchmark high against national levels, reinforcing potential for stable revenue performance when paired with disciplined operations.
Amenity density is limited immediately around the property, so demand is tied more to regional employment access than walkability. That said, proximity to major life sciences, logistics, and technology employers across North County and the I-15 corridor underpins day-to-day leasing, while improving property-crime trends offer a constructive setup for asset management focused on resident experience and retention.
- Occupancy and rent levels compare favorably to national benchmarks, supporting income stability
- High-cost ownership market bolsters renter dependence on multifamily options
- 3-mile household growth and smaller household sizes expand the renter pool
- Regional employer connectivity across life sciences, energy, logistics, and tech supports leasing
- Risks: lower immediate amenity density and elevated metro-relative crime call for active management