| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 68th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 610 W Country Club Ln, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1987 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | $3,000,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
610 W Country Club Ln Escondido Multifamily Opportunity
Neighborhood multifamily occupancy is near 98% and has trended upward, supporting cash flow stability according to WDSuite’s CRE market data. Elevated ownership costs in the area reinforce renter reliance on multifamily housing while still leaving room for disciplined rent management.
Positioned in Escondido’s inner-suburban fabric of the San Diego metro, the neighborhood ranks 58 out of 621 locally, placing it in the top quartile among metro neighborhoods. According to CRE market data from WDSuite, neighborhood multifamily occupancy is approximately 98%, with above-median performance versus the metro and strong national standing, signaling durable leasing conditions for a 92-unit asset.
Daily needs are well covered: grocery and pharmacy access score in the low-90s by national percentile, and restaurants are similarly strong, while parks and childcare availability register above national averages. This amenity density supports resident retention and broadens the tenant base for workforce and professional renters alike.
The local housing context skews toward a high-cost ownership market (home values in the low-90s national percentile and a high value-to-income ratio), which typically sustains rental demand and helps pricing power. At the same time, the neighborhood’s rent-to-income ratio sits in a low national decile, suggesting manageable affordability pressure and potential for steady renewals with careful lease management.
Within a 3-mile radius, recent years show modest population growth alongside a notable increase in households, with forecasts calling for further household expansion even as average household size trends lower. For investors, that pattern indicates a larger tenant base over time and supports occupancy stability. The asset’s 1987 vintage is older than the neighborhood’s newer housing stock profile, creating potential value-add and modernization opportunities to enhance competitive positioning against 2010s-era product.
Safety indicators are mixed in a regional and national context. Compared with 621 San Diego metro neighborhoods, the area’s overall crime position is competitive among peers, but national percentiles indicate below-average safety relative to neighborhoods nationwide. Investors should underwrite routine security measures and resident experience initiatives as part of operations.
Trend data shows a meaningful year-over-year improvement in violent incident rates, while property offenses remain an ongoing management consideration. Framing safety through comparative performance and trend monitoring can help calibrate risk controls without over-allocating operating expenses.
Proximity to regional employers in biotech, energy, logistics, and technology supports a diversified renter pool and commute convenience that can aid leasing velocity and retention. The list below highlights nearby anchors most relevant to workforce housing demand.
- Gilead Sciences — biotech (11.6 miles)
- NRG Energy — energy (12.5 miles)
- Sysco — foodservice distribution (15.6 miles)
- Qualcomm — technology (18.8 miles) — HQ
- Celgene Corporation — biotech (19.9 miles)
This 92-unit property benefits from a neighborhood with strong occupancy, high amenity access, and a high-cost ownership backdrop that tends to reinforce rental demand. Based on commercial real estate analysis from WDSuite, neighborhood multifamily occupancy is elevated and trending positively, while rent-to-income levels suggest manageable affordability pressure that can support renewals. The 1987 vintage is older than much of the surrounding stock, presenting a clear path for value-add upgrades and systems modernization to sharpen competitive positioning against newer product.
Household counts within a 3-mile radius have expanded and are projected to continue growing even as average household size declines, pointing to a broader renter pool and support for occupancy stability. Balanced against these strengths are prudent underwriting considerations around safety positioning versus national benchmarks and thoughtful capex planning for an older asset.
- High neighborhood occupancy and strong amenity access support leasing stability
- High-cost ownership market underpins renter demand and pricing power
- 1987 vintage offers value-add and modernization potential versus newer stock
- Expanding household base within 3 miles indicates a growing tenant pool
- Risks: below-average national safety percentiles and required capex for an older asset