| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 N Grape St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1973 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | $2,500,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
500 N Grape St, Escondido Multifamily Investment
Neighborhood metrics point to durable renter demand and historically firm occupancy, according to CRE market data from WDSuite, suggesting potential income stability for a 1970s-vintage asset in an Urban Core pocket of Escondido.
This Urban Core neighborhood in Escondido shows resilient renter demand and solid operating fundamentals. Neighborhood occupancy trends sit in the upper tier nationally, and the area is competitive among San Diego-Chula Vista-Carlsbad neighborhoods for overall amenities. For investors, that combination typically supports lease-up consistency and steadier renewals.
Daily-needs access is a relative strength: grocery and pharmacy density ranks near the top nationwide, while parks and restaurants are also well represented. Cafés and childcare options are thinner within the immediate neighborhood, which can modestly temper lifestyle appeal but does not materially detract from workforce-oriented demand.
The property’s 1973 construction is older than the neighborhood’s average vintage. That often indicates near- to medium-term capital planning for building systems and common areas, but it can also create value-add potential through targeted renovations to improve competitive positioning against newer stock.
Within a 3-mile radius, households have grown even as population has been roughly flat, pointing to smaller household sizes and a gradual expansion of the renter pool. Forecasts in WDSuite’s CRE market data indicate additional household growth and rising incomes over the next few years, which can support occupancy stability and provide headroom for disciplined rent optimization.
Ownership remains a high-cost proposition locally relative to incomes, reinforcing reliance on multifamily housing. That dynamic, combined with a high share of renter-occupied housing units in the neighborhood, signals a deep tenant base; investors should still monitor rent-to-income levels to manage retention and renewal strategies.
Safety indicators here track below national medians, with crime measures placing the neighborhood in a lower national percentile compared to peers nationwide. Recent year-over-year readings point to a modest uptick in reported offenses, so underwriting should incorporate prudent security, lighting, and property management practices typical for Urban Core locations.
For investors, the takeaway is risk management rather than avoidance: positioning the asset with visible on-site presence and resident engagement can help support retention and protect performance relative to comparable urban neighborhoods in the San Diego-Chula Vista-Carlsbad metro.
Proximity to regional corporate offices supports a broad commuter tenant base and helps underpin leasing stability, including roles at Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene Corporation.
- Sysco — corporate offices (13.3 miles)
- Gilead Sciences — corporate offices (13.8 miles)
- NRG Energy — corporate offices (13.9 miles)
- Qualcomm — corporate offices (17.4 miles) — HQ
- Celgene Corporation — corporate offices (18.6 miles)
Positioned in an Urban Core pocket with nationally strong occupancy and a deep base of renter-occupied housing, 500 N Grape St benefits from durable demand drivers. Daily-needs access is a clear advantage (notably groceries and pharmacies), and nearby corporate employment nodes broaden the commuter tenant pool. According to CRE market data from WDSuite, neighborhood occupancy trends are in the upper national tier, supporting an income-focused thesis.
Built in 1973, the asset is older than the local average, which points to targeted capex and value-add opportunities to enhance competitive standing and capture rent premiums relative to legacy stock. Household growth and rising incomes within a 3-mile radius support absorption and renewals, while the high-cost ownership market sustains renter reliance. Key to execution will be disciplined affordability management given elevated rent-to-income levels in the neighborhood.
- Upper-tier neighborhood occupancy supports cash flow stability
- 1973 vintage offers actionable value-add and system-upgrade upside
- Strong access to daily-needs retail and regional employers aids retention
- Household growth and income gains within 3 miles expand the renter pool
- Risk: elevated rent-to-income and below-median safety require active management