| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 31st | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 320 N Juniper St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1977 |
| Units | 27 |
| Transaction Date | 1996-11-25 |
| Transaction Price | $63,000 |
| Buyer | MCCORMACK THOMAS R |
| Seller | MCDONALD MITCHELL J & ZORA J TRUST ORA |
320 N Juniper St Escondido Multifamily Value-Add Potential
Neighborhood fundamentals point to steady renter demand and mid-90s occupancy at the neighborhood level, according to WDSuite’s CRE market data, supporting durable income while positioning renovations to capture pricing power.
Competitive among San Diego-Chula Vista-Carlsbad neighborhoods (ranked 225 out of 621), this Urban Core location benefits from strong daily-needs access and established renter demand. Neighborhood occupancy trends hover in the mid-90% range, indicating generally consistent leasing performance relative to metro patterns, per WDSuite.
Amenities are a notable strength: grocery access ranks near the very top of the metro and scores in the top percentile nationally, and restaurants are similarly dense. This convenience profile supports leasing and retention even as cafes are less concentrated locally. Average school ratings are not available for this neighborhood, so investors will want to underwrite based on amenity and commute access rather than school-driven demand.
At the neighborhood level, renter concentration is very high (around nine in ten housing units renter-occupied), signaling a deep tenant base for multifamily. Median contract rents benchmark above many U.S. neighborhoods, while the neighborhood’s NOI per unit trends in the upper tier nationally; together these indicators suggest workable revenue potential, particularly for well-maintained or upgraded assets.
Within a 3-mile radius, households have grown even as population edged down slightly, and average household size has moderated. Looking ahead, forecasts call for additional household growth and higher median incomes by 2028, implying a larger tenant base with improving rent capacity that can support occupancy stability and measured rent growth.
Ownership costs are elevated versus incomes in this neighborhood and across the metro, with home values positioned high by national standards. In investor terms, a high-cost ownership landscape can reinforce reliance on rental housing, supporting depth of demand and aiding lease retention for well-located multifamily.
Safety indicators trend below national averages for this neighborhood, with crime metrics positioned in lower national percentiles compared to U.S. neighborhoods. Relative to the San Diego-Chula Vista-Carlsbad metro, the neighborhood ranks in the lower cohort on safety (crime rank measured against 621 neighborhoods). Investors typically account for this with enhanced property-level security, lighting, and access controls to support resident retention.
Recent patterns are mixed: WDSuite data shows a slight year-over-year improvement in violent offense rates, while property-related incidents have increased. Underwriting should incorporate trend monitoring and vendor estimates for preventative measures rather than relying on block-level assumptions.
Regional employers within commuting range help support renter demand and retention, particularly across food distribution, energy, life sciences, and technology. The list below reflects nearby nodes that can contribute to a stable workforce renter base.
- Sysco — food distribution (13.1 miles)
- Nrg Energy — energy services (13.7 miles)
- Gilead Sciences — biopharma (13.7 miles)
- Qualcomm — semiconductors (17.1 miles) — HQ
- Celgene Corporation — biotech (18.3 miles)
Built in 1977, the property is slightly newer than the neighborhood’s average vintage and may benefit from targeted system updates and interior renovations to enhance competitiveness against older stock. At the neighborhood level, occupancy trends in the mid-90% range and a very high share of renter-occupied housing support a deep tenant pool and consistent lease-up. Daily-needs convenience is a differentiator, with top-tier grocery and restaurant density aiding retention.
According to commercial real estate analysis from WDSuite, neighborhood-level NOI per unit sits in the upper tier nationally, while the surrounding 3-mile area shows household growth and rising income projections through 2028—factors that can support rent trade‑outs for renovated units. Key underwriting considerations include affordability pressure (higher rent-to-income conditions) and below-average safety metrics, which can be mitigated through measured capex and proactive property management.
- Mid-90% neighborhood occupancy and high renter concentration support consistent demand
- 1977 vintage with value-add potential via targeted renovations and system upgrades
- Top-tier grocery and dining access aids leasing velocity and resident retention
- Upper-tier neighborhood NOI per unit and household/income growth within 3 miles support pricing power
- Risks: elevated rent-to-income conditions and below-average safety require active management and capex planning