| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 27th | Poor |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2854 E Valley Pkwy, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1988 |
| Units | 27 |
| Transaction Date | 2002-05-02 |
| Transaction Price | $2,550,000 |
| Buyer | LANGE WALDEN ALFRED |
| Seller | SAN FLORIANO COMPANY LP |
2854 E Valley Pkwy, Escondido CA Multifamily Opportunity
Neighborhood occupancy in this part of Escondido trends in the upper range for the San Diego metro, supporting income stability for multifamily assets, according to WDSuite’s CRE market data. Metrics cited refer to the surrounding neighborhood, not the property.
This Urban Core neighborhood in Escondido shows resilient renter demand fundamentals for San Diego–Chula Vista–Carlsbad. Neighborhood occupancy is in the top quartile nationally and above the metro median among 621 metro neighborhoods, suggesting steady lease-up and limited downtime for comparable assets.
Livability drivers are mixed. Grocery and pharmacy access are competitive (both in the 80s by national percentile), while parks, cafes, and childcare options are sparse locally. Average school ratings track below national norms, which may factor into unit mix and marketing toward working-age renters. The neighborhood’s average NOI per unit ranks in the top quintile nationally, indicating investors have historically maintained healthy expense discipline and pricing power in comparable stock.
Tenure patterns point to a meaningful renter base: the share of housing units that are renter-occupied is above the metro median and in the low 80s by national percentile. This supports depth of tenant demand and helps sustain occupancy for professionally managed properties.
Within a 3-mile radius, demographics show a growing renter pool: household counts have risen over the past five years with smaller average household sizes, and forecasts point to continued gains by 2028. Rising incomes in the area align with rent growth trends, reinforcing revenue potential while warranting attention to lease management and affordability. Elevated home values relative to income (upper 80s nationally by value-to-income metrics) characterize a high-cost ownership market, which can sustain reliance on rental housing and support renewal retention.
Vintage context: the property’s 1988 construction is newer than the neighborhood’s typical 1970s vintage. That positioning can be competitively favorable versus older stock, though investors should plan for targeted modernization and systems updates to maintain performance.
Safety indicators for the neighborhood are mixed when compared nationally, with overall crime levels tracking below the midpoint of U.S. neighborhoods. Within the San Diego metro, the area is below the metro median among 621 neighborhoods on safety measures, signaling the need for routine property-level security and lighting best practices typical for Urban Core locations.
Recent trends are relatively stable: property offense rates edged down year over year, while violent offense rates were roughly flat. For investors, this suggests monitoring conditions and collaborating with management on resident engagement and visibility measures to support retention without over-weighting safety as a single risk factor.
Nearby employment anchors across distribution, life sciences, energy, and technology provide a broad commuter base that supports renter demand and lease retention. Notable employers within commuting distance include Sysco, Gilead Sciences, NRG Energy, and Qualcomm.
- Sysco — distribution (14.5 miles)
- Gilead Sciences — life sciences (15.6 miles)
- NRG Energy — energy (16.2 miles)
- Qualcomm — technology (19.5 miles) — HQ
This 27-unit, 1988-vintage asset offers exposure to a neighborhood with occupancy in the top quartile nationally and a renter-occupied housing share above the metro median. Within a 3-mile radius, household growth and a shift toward a larger renter pool support ongoing tenant demand and leasing stability. Elevated ownership costs in the area reinforce reliance on multifamily housing, while rising incomes help underpin rent levels.
The 1988 construction is newer than much of the local stock, offering relative competitiveness versus older 1970s properties; investors should still budget for targeted capital planning and modernization to sustain positioning. According to CRE market data from WDSuite, comparable neighborhood assets have demonstrated strong operating fundamentals, suggesting a balanced path for income durability with attention to affordability and safety management.
- Occupancy and renter concentration support demand depth and lease stability at the neighborhood level.
- 3-mile household growth and rising incomes indicate an expanding tenant base that can support rent levels.
- 1988 vintage is competitive versus older local stock, with value-add via selective renovations and systems updates.
- High-cost ownership market reinforces multifamily demand and renewal potential.
- Risks: below-metro safety standing and lower school ratings; manage with security, resident engagement, and unit-mix strategy.