| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 551 N Date St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1977 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
551 N Date St Escondido Multifamily with Stable Leasing
Neighborhood occupancy is strong and renter concentration is high, supporting a steady tenant base for this 41-unit asset in Escondido’s urban core, according to WDSuite’s CRE market data.
Positioned in Escondido’s Urban Core, the property benefits from everyday conveniences that matter for retention. The neighborhood scores high for grocery and pharmacy access (both near the top of metro and national comparisons), while parks are relatively plentiful. Cafés and childcare are thinner locally, and average public school ratings are weaker, which may skew demand toward workforce and adult renters rather than school-driven moves.
From an investor lens, neighborhood occupancy is competitive among San Diego-Chula Vista-Carlsbad neighborhoods and sits around the top quintile nationally. The share of housing units that are renter-occupied is elevated within the neighborhood, indicating a deep renter pool and reinforcing multifamily demand durability. Median contract rents have risen meaningfully over the past five years, consistent with broader county trends, while the neighborhood’s rent-to-income ratio suggests some affordability pressure that calls for disciplined lease management.
Within a 3-mile radius, households have grown over the past five years and are projected to increase further by mid-decade, even as average household size edges down. For investors, that combination implies a larger tenant base and continued absorption potential for well-managed units. Home values in the area are elevated relative to local incomes, a high-cost ownership context that tends to sustain renter reliance on multifamily housing and support occupancy stability.
Safety patterns are mixed when benchmarked against the metro and nation. The neighborhood ranks below the San Diego-Chula Vista-Carlsbad metro median for crime, and national comparisons place it below average for both violent and property offenses. For investors, this argues for prudent on-site measures (lighting, access control, resident screening) and an emphasis on professional management to support resident experience and retention.
Proximity to established regional employers in distribution, energy, life sciences, and technology supports renter demand through commute convenience and a broad white- and blue-collar employment base.
- Sysco — food distribution (13.4 miles)
- Gilead Sciences — biotech (14.0 miles)
- NRG Energy — energy services (14.1 miles)
- Qualcomm — semiconductors & wireless (17.6 miles) — HQ
- Celgene Corporation — biotech (18.8 miles)
This Escondido asset sits in a renter-heavy neighborhood with competitive occupancy versus metro peers and solid positioning nationally. Elevated ownership costs in the area help sustain reliance on rentals, while household growth within a 3-mile radius expands the tenant base even as household sizes trend smaller. Based on commercial real estate analysis from WDSuite, the submarket’s rent gains over the last five years and strong grocery/pharmacy access bolster leasing resilience, though operators should plan for careful affordability monitoring.
Operationally, the investment case favors consistent occupancy and workforce demand, with upside from targeted unit and common-area improvements that prioritize durability and resident essentials. Risk factors to underwrite include below-average school ratings, a safety profile that trails metro medians, and rent-to-income pressure that warrants conservative renewal strategies.
- Competitive neighborhood occupancy and deep renter concentration support steady leasing
- Household growth within 3 miles expands the tenant base despite smaller household sizes
- High-cost ownership context reinforces multifamily demand and retention
- Daily-needs access (groceries, pharmacies, parks) aligns with workforce renter priorities
- Risks: below-metro safety, weaker school ratings, and affordability pressure require disciplined management