| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 34th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 511 E Grand Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 2002 |
| Units | 112 |
| Transaction Date | 1999-11-03 |
| Transaction Price | $1,100,000 |
| Buyer | VILLA ESCONDIDO APARTMENTS LP |
| Seller | NHPAHP VISTA SENIORS LIMITED PARTNERSHIP |
511 E Grand Ave Escondido Multifamily Investment
Neighborhood occupancy trends sit in the top quartile nationally, supporting stable leasing conditions for well-run assets, according to WDSuite’s CRE market data.
This Urban Core location in Escondido shows resilient renter demand signals for multifamily investors. Neighborhood occupancy is in the top quartile nationally, indicating generally steady lease-up and renewal potential relative to U.S. peers. Median home values in the area are elevated versus national benchmarks, which tends to reinforce reliance on rental housing and can support pricing power when managed carefully.
The property’s 2002 construction is newer than the neighborhood’s average vintage (1979), offering a competitive position versus older stock while still leaving room for targeted modernization of interiors and common areas as part of a value-add plan.
Within a 3-mile radius, demographic data show households have expanded over the past five years and are projected to continue growing, even as average household size trends slightly lower. This combination points to a larger tenant base and ongoing apartment demand. Renter-occupied housing comprises a significant share of units locally, which deepens the prospective resident pool and can support occupancy stability.
Rents have risen in recent years and are projected to grow further, while rent-to-income levels appear manageable in this submarket context. For investors, this suggests room for thoughtful rent optimization alongside renewal retention strategies. Neighborhood NOI per unit trends are near the national mid-range, consistent with assets that focus on operational execution rather than outsized growth assumptions.
Safety indicators for this neighborhood track below national averages, with crime metrics sitting in lower national percentiles compared with U.S. neighborhoods. While conditions vary by block and over time, investors should underwrite prudent security measures, lighting, and resident engagement programs and monitor local trendlines as part of ongoing asset management.
Proximity to regional employers in logistics, energy, biotech, and technology supports a diverse renter base and commute convenience for residents. Nearby anchors include Sysco, NRG Energy, Gilead Sciences, Qualcomm, and Celgene Corporation.
- Sysco — foodservice distribution (13.0 miles)
- NRG Energy — energy (13.9 miles)
- Gilead Sciences — biotech (14.0 miles)
- Qualcomm — technology (17.1 miles) — HQ
- Celgene Corporation — biotech (18.3 miles)
Built in 2002 with 112 units, the asset competes favorably against older neighborhood stock and can benefit from targeted upgrades to enhance rent positioning. Based on CRE market data from WDSuite, neighborhood occupancy performs in the top quartile nationally, and elevated ownership costs in the area tend to sustain multifamily demand and lease retention.
Within a 3-mile radius, the number of households has grown and is projected to expand further, pointing to renter pool expansion even as average household size edges down. Renter-occupied share remains substantial locally, supporting depth of demand, while rent levels and rent-to-income dynamics suggest room for disciplined rent growth paired with resident retention strategies.
- Occupancy trends in the top quartile nationally support stable leasing and renewal performance.
- 2002 vintage offers competitive positioning versus older stock with clear, targeted value-add potential.
- Elevated home values reinforce reliance on rentals, aiding pricing power with prudent lease management.
- 3-mile household growth and a sizable renter-occupied share deepen the tenant base.
- Risks: neighborhood safety indicators track below national averages; operators should budget for security and focus on retention.