| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 640 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | $1,715,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
640 E Mission Ave Escondido Multifamily Investment
Stable neighborhood occupancy and a deep renter base indicate resilient cash flow potential, according to WDSuite’s CRE market data. With renter demand supported by nearby jobs and Urban Core fundamentals, this asset merits closer underwriting.
Located in Escondido’s Urban Core, the neighborhood shows a balanced mix of demand drivers for workforce housing. Neighborhood occupancy is 96.4% and ranks competitive among San Diego-Chula Vista-Carlsbad neighborhoods (241 out of 621), pointing to steady leasing conditions rather than volatility. Renter-occupied housing is high at 77.8% (24 out of 621, top quartile), signaling a large tenant base for multifamily operators.
Amenities are mixed: grocery and pharmacy access rank in the top decile nationally, while cafes and childcare are sparse locally. Restaurants land in the 90th percentile nationwide, supporting everyday convenience for renters. Average school ratings are modest for the area, which can shape the resident mix toward singles, couples, and workforce households more than school-driven moves.
Ownership costs in the area are elevated relative to local incomes (high value-to-income ratios), which generally sustains reliance on rental housing and can support pricing power for well-positioned assets. At the same time, high rent-to-income ratios introduce affordability pressure, requiring attentive lease management to maintain retention.
Within a 3-mile radius, households increased over the past five years while average household size declined, indicating smaller households entering the market. WDSuite’s commercial real estate analysis points to further renter pool expansion by 2028 as household counts are projected to continue rising, a supportive backdrop for occupancy and absorption.
Safety metrics are mixed relative to national benchmarks. The neighborhood’s violent and property crime percentiles sit below national averages, so investors should underwrite with conservative assumptions and monitor local trends. Within the metro context, the area performs around the middle of San Diego-Chula Vista-Carlsbad neighborhoods, suggesting neither a clear advantage nor a pronounced deficit versus nearby submarkets.
Recent year-over-year readings indicate an uptick in violent incidents and a modest increase in property offenses. Operators can mitigate impact through standard measures such as lighting, access controls, and resident engagement, and by aligning marketing with tenant segments that value convenience and proximity to employment.
Proximity to life sciences, energy, and tech employers supports commuter convenience and broadens the tenant pool for workforce housing. Nearby anchors include Gilead Sciences, Sysco, NRG Energy, Qualcomm, and Celgene Corporation.
- Gilead Sciences — biopharma (13.6 miles)
- Sysco — foodservice distribution (13.6 miles)
- NRG Energy — energy services (13.8 miles)
- Qualcomm — wireless & semiconductors (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.8 miles)
This 32-unit asset benefits from a neighborhood with competitive occupancy, a high concentration of renter-occupied housing, and everyday amenities that support resident convenience. Elevated ownership costs in the area tend to reinforce reliance on rental housing, while household growth within a 3-mile radius points to a larger tenant base over the medium term. According to CRE market data from WDSuite, the neighborhood’s occupancy ranks competitive within the metro, aligning with steady leasing fundamentals.
Counterbalancing factors include high rent-to-income ratios that can pressure retention, modest school ratings that may narrow the family renter segment, and safety metrics that trail national percentiles. Operators who manage affordability exposure and emphasize value, maintenance, and accessibility to employment should find a durable demand story.
- Competitive neighborhood occupancy supports leasing stability
- High renter-occupied share indicates depth of tenant demand
- Household growth in 3-mile radius expands the renter pool
- Elevated ownership costs favor sustained rental reliance
- Risk: affordability pressure and below-average safety require proactive retention and operations