| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 23rd | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 250 S Rose St, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1972 |
| Units | 56 |
| Transaction Date | 2016-04-12 |
| Transaction Price | $8,000,000 |
| Buyer | SAN OCTAVIO COMPANY LP |
| Seller | CLEAR SKY SCONDIDO LP |
250 S Rose St Escondido Multifamily Investment
Neighborhood renter demand is deep and occupancy trends sit in the upper tier nationally, according to WDSuite's CRE market data, supporting stable cash flows for well-managed assets.
Situated in Escondido's Urban Core within the San Diego-Chula Vista-Carlsbad metro (621 neighborhoods), the area shows steady renter demand and everyday convenience. Neighborhood occupancy trends benchmark in the upper third nationally, and renter-occupied housing is notably concentrated — competitive among metro peers and high versus neighborhoods nationwide — which supports a broad tenant base and leasing durability.
Daily-needs access is a relative strength: grocery options and restaurants rank in the top quartile among 621 metro neighborhoods and score in the mid-to-high 90s nationally, indicating dense retail coverage that can aid resident retention. Childcare availability also places in the metro's top quartile, adding depth for workforce households. By contrast, parks, pharmacies, and cafes are thinner in the immediate area, which investors should consider when positioning amenities and marketing.
Homeownership costs are elevated for the neighborhood in a national context (value-to-income metrics sit in higher percentiles), which typically underpins sustained reliance on multifamily rentals. At the same time, rent-to-income ratios trend on the higher side nationally, signaling affordability pressure that calls for disciplined lease management and renewal strategies rather than broad, above-trend rent pushes.
Within a 3-mile radius, households have expanded over the past five years and are projected to grow further through 2028, even as population was relatively flat — a pattern consistent with smaller average household sizes and a broader renter pool. Median household incomes have risen and are forecast to continue increasing, supporting depth for mid-market product. Neighborhood-level NOI per unit ranks in the top quartile among 621 metro neighborhoods, reinforcing the submarket's capacity to support stabilized operations when assets are maintained to competitive standards, based on CRE market data from WDSuite.
The property's 1972 vintage is older than the neighborhood's average year built, pointing to potential value-add and capital planning opportunities (systems modernization, common-area refresh) to defend competitiveness against newer stock.
Safety conditions sit below national averages for neighborhoods, with the area's crime rank placing it in the lower half of outcomes across the 621-neighborhood San Diego metro. Nationally, safety percentiles are on the lower side, especially for violent incidents. That said, recent trends show a year-over-year decline in property offenses, which may help stabilize perceptions over time. Investors should calibrate security measures, lighting, and site design to support resident comfort and retention.
Proximity to regional corporate offices supports a steady commuter renter base and helps with retention for workforce-oriented units. Notable nearby employers include Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene Corporation.
- Sysco — corporate offices (13.3 miles)
- Gilead Sciences — corporate offices (14.9 miles)
- NRG Energy — corporate offices (15.1 miles)
- Qualcomm — corporate offices (18.0 miles) — HQ
- Celgene Corporation — corporate offices (19.2 miles)
250 S Rose St is a 56-unit, 1972-vintage community positioned in an Urban Core setting where renter concentration is high and neighborhood occupancy trends place in the upper tier nationally. According to CRE market data from WDSuite, the surrounding neighborhood posts top-quartile NOI per unit within the San Diego metro, and within a 3-mile radius households have grown and are projected to expand further through 2028 — supporting a larger tenant base and potential for stable leasing.
The asset is older than the neighborhood's average vintage, which creates clear value-add paths (interiors, building systems, and common areas) to strengthen competitive positioning against newer stock. Elevated homeownership costs in the area sustain reliance on rentals, though higher rent-to-income levels call for careful renewal strategies. School ratings trend low locally and safety metrics are below national averages, warranting thoughtful on-site operations and resident experience investments.
- High renter concentration and solid neighborhood occupancy support demand depth
- Top-quartile neighborhood NOI per unit in the San Diego metro (WDSuite)
- 1972 vintage offers value-add and CapEx avenues to enhance competitiveness
- Household growth within 3 miles expands the renter pool and supports lease-up
- Risks: below-average school ratings, softer safety metrics, and affordability pressure require proactive management