| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 31st | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 330 N Juniper St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1974 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | $2,565,000 |
| Buyer | THE LEAVITT INVESTMENT COMPANY |
| Seller | FIRST FEDERAL BANK OF CALIFORNIA |
330 N Juniper St, Escondido Multifamily Investment
Positioned in an Urban Core pocket of Escondido with high renter concentration and steady neighborhood occupancy, the asset benefits from durable demand drivers, according to WDSuite’s CRE market data. Investors screening the San Diego metro will find the location supports leasing stability with proximity to daily-needs amenities.
This Urban Core neighborhood in Escondido shows balanced livability with strong daily-needs access. Grocery and restaurant density ranks near the top of the metro (grocery rank 2 and restaurants rank 5 among 621 neighborhoods; both at the 100th national percentile), while parks and pharmacies also trend strong (around the 90th percentile nationally). Cafés are limited, but childcare density rates high, signaling family-serving services in the area.
Neighborhood occupancy is 94.6% (above the national median), and the share of housing units that are renter-occupied is among the highest across 621 San Diego metro neighborhoods. For multifamily owners, this points to a deep tenant base and potential support for retention, particularly for well-managed, value-forward units.
Within a 3-mile radius, household counts grew over the past five years and are projected to expand further by 2028, even as average household size edges lower. This combination indicates a larger pool of households — and more renters entering the market — which can support occupancy stability and leasing velocity. Median contract rents within 3 miles have risen over the last five years and are forecast to continue increasing, underscoring sustained renter demand.
Home values in the neighborhood are elevated relative to incomes (high value-to-income ratio) and well above national norms. In practice, a high-cost ownership market can reinforce reliance on rental housing and support pricing power for competitively positioned units. That said, rent-to-income levels in the neighborhood are elevated, which suggests careful lease management to mitigate affordability pressure and maintain renewals, as highlighted by WDSuite’s commercial real estate analysis.
Safety trends are mixed and should be weighed in underwriting. Compared with neighborhoods nationwide, this area scores in lower national percentiles for safety, and its crime positioning is below average within the San Diego metro. Translating ranks to context, its crime standing sits in the weaker half of the distribution among 621 metro neighborhoods rather than the competitive tier.
Recent dynamics are nuanced: estimated violent offenses show a modest year-over-year improvement, while property offenses increased over the last year. Investors typically address these conditions through operational practices (lighting, access control, community standards) and by emphasizing unit quality and resident experience to support retention.
The area draws from a diverse employment base spanning food distribution, energy, biotech, and technology — supporting commuter convenience and a broad renter pool. Notable nearby employers include Sysco, NRG Energy, Gilead Sciences, Qualcomm, and Celgene.
- Sysco — food distribution (13.1 miles)
- NRG Energy — energy (13.7 miles)
- Gilead Sciences — biotechnology (13.7 miles)
- Qualcomm — semiconductors (17.2 miles) — HQ
- Celgene Corporation — biopharma (18.3 miles)
At 40 units, the property aligns with a renter-heavy micro-market that shows mid-90s neighborhood occupancy and strong daily-needs access — factors that typically support leasing stability and retention. Neighborhood NOI-per-unit performance trends above national medians, and the ownership cost backdrop (elevated home values relative to incomes) tends to sustain multifamily demand, according to CRE market data from WDSuite.
Within a 3-mile radius, households expanded over the last five years and are projected to increase further by 2028, even as average household size moderates. This points to a larger tenant base over time and supports a constructive view on absorption. Key risks to underwrite include elevated rent-to-income levels, which call for disciplined lease management, and local safety positioning that trails stronger San Diego submarkets.
- Renter-heavy neighborhood and mid-90s occupancy support demand depth and retention
- Strong daily-needs amenity access (top-tier grocery and restaurant density) aids leasing
- 3-mile households growing and projected to expand further, bolstering the renter pool
- Elevated ownership costs in the area reinforce reliance on rental housing
- Risks: elevated rent-to-income metrics and below-average safety require active management