| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 460 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1978 |
| Units | 41 |
| Transaction Date | 2019-09-20 |
| Transaction Price | $9,225,000 |
| Buyer | MR NORTH PLACE LLC |
| Seller | 460 CO LLC |
460 E Mission Ave Escondido Multifamily Opportunity
According to WDSuite’s CRE market data, the surrounding neighborhood shows above-median occupancy and a deep renter base, supporting stable cash flow potential for professionally managed assets.
Positioned in Escondido’s Urban Core within the San Diego metro, the property benefits from neighborhood occupancy that is above the metro median (ranked 241 out of 621 neighborhoods), indicating competitive leasing fundamentals relative to nearby submarkets. Renter concentration is high, with a large share of housing units renter-occupied, which supports a deeper tenant pool and day-to-day leasing efficiency for multifamily operators, based on CRE market data from WDSuite.
Livability drivers are service-oriented: the neighborhood sits among the top tier nationally for access to grocery stores and pharmacies, and restaurant density is strong by national comparison. These everyday conveniences tend to reinforce retention and reduce friction for workforce tenants. School ratings in the area trend lower than national norms, which may temper appeal for family-focused leasing strategies and should be considered in marketing and unit mix positioning.
Within a 3-mile radius, demographics indicate a stable to slightly expanding renter pool: households have increased in recent years and are projected to grow further by 2028, even as household sizes edge down. This pattern typically widens the base of prospective renters and supports occupancy stability, particularly for well-managed Class B assets near daily amenities.
Home values are elevated in a regional context, signaling a high-cost ownership market. That dynamic generally sustains reliance on multifamily housing and can support pricing power; however, rent-to-income levels are also high locally, so asset plans should incorporate affordability-aware renewal strategies and resident retention initiatives.
Safety conditions in the immediate neighborhood are mixed relative to broader benchmarks. At the metro level, the neighborhood’s crime rank sits below the midpoint (392 out of 621 neighborhoods), and national percentiles indicate it is less safe than many areas nationwide. For investors, this suggests emphasizing visibility, lighting, and access control as part of operating plans to support resident comfort and leasing.
Recent estimates also point to year-over-year increases in both property and violent offenses in the area. While figures fluctuate over time, incorporating proactive security measures and coordinating with local resources can help mitigate perception risk and support retention.
The employment base within a commutable radius features biotech, energy, food distribution, and technology anchors that can underpin renter demand and lease retention for workforce and professional tenants: Gilead Sciences, Sysco, NRG Energy, Qualcomm, and Celgene.
- Gilead Sciences — biotechnology (13.5 miles)
- Sysco — food distribution (13.6 miles)
- NRG Energy — energy (13.6 miles)
- Qualcomm — technology (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.8 miles)
460 E Mission Ave presents a 41-unit, mid-scale asset in Escondido’s Urban Core with neighborhood occupancy that is competitive among San Diego-Chula Vista-Carlsbad submarkets. A high share of renter-occupied housing units locally, combined with strong daily-need amenities, supports a broad tenant base and consistent leasing. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to incomes, which typically keeps multifamily as a primary housing option and can support rent durability for well-positioned properties.
Near-term considerations include managing affordability pressure—given higher rent-to-income levels—and addressing perception through practical security and curb appeal. With thoughtful operations and resident retention tactics, the property’s location fundamentals and amenity access create a path to steady performance relative to comparable Class B assets.
- Competitive neighborhood occupancy supports leasing stability
- High renter-occupied share indicates depth in tenant demand
- Daily-need amenities (groceries, pharmacies, restaurants) bolster retention
- Elevated ownership costs reinforce reliance on multifamily housing
- Risks: higher rent-to-income ratios and local safety perceptions require active management