| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 27th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2530 Bear Valley Pkwy, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 2005-06-20 |
| Transaction Price | $5,300,000 |
| Buyer | BETTY L MILLER LLC |
| Seller | BVE APARTMENTS LLC |
2530 Bear Valley Pkwy Escondido 24-Unit Multifamily
Stabilized neighborhood occupancy and a broad renter base in Escondido point to steady leasing fundamentals, according to WDSuite’s CRE market data. The surrounding area shows durable renter demand rather than rapid cyclicality, which supports underwriting focused on retention and modest rent growth rather than outsized swings.
This Escondido location balances daily needs access with measured renter demand drivers for multifamily investors. Neighborhood data (not property-specific) indicate occupancy around the mid–90s percent range and a renter-occupied housing share near the mid–40s, suggesting a meaningful tenant base with reasonably steady turnover dynamics. Groceries and pharmacies test well versus national peers, while cafes and parks are thinner locally—an amenity mix that favors practical convenience over lifestyle clustering.
Compared with San Diego–Chula Vista–Carlsbad metro neighborhoods (621 total), the area’s overall neighborhood rating sits closer to the lower half, yet housing metrics are above metro median with NOI per unit testing in the top quintile nationally. National percentile readings show strength in grocery and pharmacy access (80s) and higher home values, while school ratings trend below national averages. For investors, this translates to dependable everyday services for residents and pricing power that is more closely tied to necessity-driven demand than to premium amenity premiums.
The property’s 1987 vintage is newer than the neighborhood’s average construction year (late 1970s). That positioning can support competitive standing versus older stock, while still warranting capital planning for selective system updates or interior modernization to capture value-add upside.
Demographic statistics are aggregated within a 3-mile radius. Over the past five years, the local population and household counts have trended upward, and projections point to additional household growth, implying a larger tenant base and potential renter pool expansion. Rising median household incomes alongside elevated ownership costs in San Diego County reinforce reliance on rental housing, which can support occupancy stability and measured rent growth. Rents have increased over the last cycle and are projected to continue advancing, based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood (not property-specific) trend below national averages, with rankings placing it on the less-safe side of the spectrum relative to U.S. neighborhoods. Within the San Diego–Chula Vista–Carlsbad metro (621 neighborhoods total), crime ranks in the less-favorable cohort, indicating investors should underwrite with pragmatic operating assumptions around security, lighting, and resident experience.
Recent year-over-year trends show a modest decline in property offenses alongside a slight uptick in violent offense rates. For investors, the takeaway is to plan for standard risk management measures and partnerships that support resident safety, while monitoring data updates for directional changes rather than assuming linear improvement.
Proximity to major regional employers supports workforce housing demand and commute convenience for residents. Notable nearby employment nodes include Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Sempra Energy.
- Sysco — food distribution (14.1 miles)
- Gilead Sciences — biotech offices (15.5 miles)
- NRG Energy — energy services (16.0 miles)
- Qualcomm — technology offices (18.6 miles)
- Sempra Energy — utilities & infrastructure (29.9 miles) — HQ
2530 Bear Valley Pkwy offers a 24‑unit, late‑1980s vintage asset positioned in a neighborhood with solid everyday services and stable renter fundamentals. Neighborhood data show high occupancy and a balanced renter-occupied share, with elevated home values reinforcing sustained rental reliance. According to CRE market data from WDSuite, local rents have risen over the last five years and are projected to continue growing alongside rising household incomes, supporting a thesis centered on retention and steady, operations-led value creation.
The 1987 construction provides relative competitiveness versus older nearby stock and creates optionality for targeted renovations and system upgrades to capture additional revenue. Demographics within a 3-mile radius point to ongoing household growth and income gains, indicating a broadening tenant base and durable leasing demand, while acknowledging that safety readings are below national norms—best addressed through prudent on-site management and standard risk controls.
- Stable neighborhood occupancy and meaningful renter-occupied share support consistent leasing and renewals.
- 1987 vintage offers value-add potential via selective upgrades while remaining competitive against older stock.
- Household and income growth within 3 miles expand the tenant base, aiding rent and occupancy durability.
- Elevated home values in the county sustain renter reliance, supporting pricing power for well-managed assets.
- Risk: Safety metrics are below national averages—underwrite for security measures and active property management.