| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 W Lincoln Ave, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1985 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | $300,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
601 W Lincoln Ave, Escondido Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data. Stability at the neighborhood level supports consistent leasing for a 44-unit asset in this part of Escondido.
The property sits in Escondido s Urban Core, where neighborhood occupancy is high (measured for the neighborhood, not the property), ranking in the top decile nationally and signaling steady lease-up and retention potential. Renter-occupied housing comprises a large share of neighborhood units, reinforcing the depth of the tenant base for multifamily owners.
Within a 3-mile radius, households have increased over the past five years and are projected to expand further, indicating a larger tenant pool even as average household size trends lower. This dynamic typically supports occupancy stability and sustained interest in professionally managed rentals.
Local amenities are mixed: restaurant density tests above many neighborhoods nationally, while cafes, groceries, parks, and pharmacies are relatively sparse. For investors, that combination often favors workforce-oriented assets where residents prioritize proximity to employment and essential services over boutique retail offerings.
Median home values in the neighborhood are elevated relative to local incomes, with a high value-to-income ratio and a rent-to-income profile that suggests some affordability pressure. In practice, a high-cost ownership market can sustain renter reliance on multifamily housing, but it also calls for disciplined lease management to support pricing power without increasing turnover risk.
Vintage matters: built in 1985 versus a neighborhood average around the late 1970s, the asset is newer than much of the local stock. That typically provides competitive positioning versus older properties, while still warranting ongoing systems modernization and targeted upgrades to capture value-add upside.
Safety indicators are mixed when benchmarked nationally and within the San Diego Chula Vista Carlsbad metro. The neighborhood s overall crime rank sits around the metro median among 621 neighborhoods, with national comparisons placing it below the national average for safety.
Property offense estimates have improved year over year with a decline in the latest reading, while violent offense estimates show a recent uptick. For investors, this suggests monitoring trend direction and on-site measures (lighting, access controls, and resident engagement) to support tenant retention and asset performance.
Proximity to regional employers supports workforce housing demand and commute convenience for residents, with nearby concentrations in biotech, energy, food distribution, and wireless technology. The list below reflects notable employers within commuting distance that can underpin leasing stability.
- Gilead Sciences biotech (12.8 miles)
- NRG Energy energy (12.8 miles)
- Sysco food distribution (13.6 miles)
- Qualcomm wireless & semiconductors (17.1 miles) HQ
- Celgene Corporation biotech (18.3 miles)
This 44-unit, 1985-vintage asset benefits from a renter-heavy neighborhood and top-decile occupancy nationally, supporting consistent leasing and lower downtime. The vintage is newer than much of the surrounding stock, offering a competitive baseline with room for targeted renovations to enhance rents and retention. Based on CRE market data from WDSuite, ownership costs in the area remain high relative to incomes, which tends to sustain demand for multifamily housing even as rent-to-income ratios warrant close lease and renewal management.
Demographics within a 3-mile radius show household growth in recent years and projections for further expansion, indicating a larger tenant base over the medium term. Regional employment anchors in biotech, energy, distribution, and technology provide diversified demand drivers that typically support occupancy resilience across cycles.
- Neighborhood occupancy ranks in the national top decile, supporting lease-up and renewal stability.
- 1985 construction offers competitive positioning versus older local stock, with value-add potential via system updates and interior upgrades.
- 3-mile household growth and projected expansion imply a growing renter pool and demand depth.
- Proximity to diverse employers (biotech, energy, distribution, technology) supports steady renter demand.
- Risks: elevated rent-to-income ratios, mixed safety trends, and thinner amenity coverage beyond restaurants call for active asset and lease management.