| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 34th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 701 E 7th Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 23 |
| Transaction Date | 1999-01-13 |
| Transaction Price | $477,000 |
| Buyer | SCHUTZ TIMOTHY J |
| Seller | FOLEY LIVING TRUST 12-15-95 |
701 E 7th Ave, Escondido — 23-Unit Multifamily Investment
Neighborhood occupancy trends are above the metro median, and elevated ownership costs in Escondido support sustained renter demand, according to CRE market data from WDSuite.
Located in Escondido’s Urban Core, the property sits within a neighborhood that shows solid renter demand and steady operations. Neighborhood occupancy is above the metro median among 621 San Diego–area neighborhoods, indicating comparatively resilient leasing conditions rather than outsized volatility.
Renter-occupied housing accounts for a larger share of units locally (59.1%), placing the area in the top quartile among 621 metro neighborhoods. For multifamily owners, that depth of renter concentration supports a broader tenant base and can help stabilize renewals through cycles.
The immediate block has limited recorded amenity density versus both metro and national benchmarks (few cafés, groceries, parks, or pharmacies in the dataset). Investors should underwrite with the expectation that residents rely on broader Escondido and North County retail corridors for daily needs, which can favor properties that provide on-site conveniences or parking.
Within a 3-mile radius, households have increased over the past five years and are projected to continue rising even as overall population edged down, pointing to smaller household sizes and a larger renter pool. Median incomes have moved higher and asking rents have trended up, which supports revenue growth but also calls for thoughtful lease management to balance pricing power with retention.
Home values rank high nationally, signaling a high-cost ownership market relative to incomes. In practice, this tends to reinforce multifamily demand and extend renter tenure, benefiting occupancy durability while requiring careful affordability monitoring to maintain steady collections.
Safety indicators for the neighborhood track below national medians, with rankings that place the area below the metro average among 621 San Diego–area neighborhoods. National percentiles suggest higher property and violent offense rates than many U.S. neighborhoods, and the most recent year in the dataset shows an uptick.
Investors typically plan for pragmatic measures such as lighting, access control, and community standards to support resident experience and retention. When comparing submarkets across the metro, this area is competitive on renter demand but not among the stronger performers on safety metrics, so underwriting should reflect appropriate operating practices.
Nearby employment includes foodservice distribution, energy, and life sciences, along with a major wireless technology headquarters. These employers broaden the commuter base and can support leasing and retention for workforce and professional tenants.
- Sysco — foodservice distribution (12.6 miles)
- NRG Energy — energy (14.2 miles)
- Gilead Sciences — biotechnology (14.4 miles)
- Qualcomm — wireless technology (17.0 miles) — HQ
- Celgene Corporation — biopharma (18.2 miles)
This 23-unit asset participates in a renter-heavy pocket of Escondido where neighborhood occupancy trends sit above the metro median and ownership costs are elevated relative to incomes—factors that typically sustain rental demand and lengthen renter tenure. Based on CRE market data from WDSuite, the surrounding area shows rising household incomes and continued household growth within a 3-mile radius, which supports a larger tenant base even as household sizes moderate.
Built in 1980, the property is positioned for targeted value-add and system modernization to stay competitive against newer stock while capturing rent growth from a high-cost ownership market. Underwriting should also account for measured affordability pressure and below-average safety rankings by emphasizing resident experience, security, and amenity programming to support retention.
- Above-metro neighborhood occupancy supports leasing stability and renewals
- High ownership costs reinforce multifamily demand and renter tenure
- 1980 vintage offers value-add and modernization potential for NOI lift
- Household growth and rising incomes within 3 miles expand the tenant base
- Risks: lower safety rankings and affordability pressure warrant proactive operations