| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 45th | Fair |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 711 W Lincoln Ave, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 25 |
| Transaction Date | 2019-07-18 |
| Transaction Price | $5,800,000 |
| Buyer | YMCA OF SAN DIEGO COUNTY HSNG SVCS INC |
| Seller | ARCADIA PALMS PROPERTIES LLC |
711 W Lincoln Ave Escondido Multifamily Investment
The neighborhood demonstrates strong occupancy rates at 98.6% with significant rental demand supported by 73.1% renter-occupied housing units, according to CRE market data from WDSuite.
This 25-unit property sits in an urban core neighborhood where rental housing dominates, with 73.1% of housing units occupied by renters — ranking in the top 2% nationally for rental concentration. The neighborhood's 98.6% occupancy rate places it in the top 8% nationally, indicating sustained tenant demand and limited vacancy pressure. Median contract rents of $1,835 reflect competitive pricing within the broader San Diego metro context.
Built in 1979, the property aligns with the neighborhood's average construction vintage, suggesting potential value-add opportunities through targeted renovations and unit upgrades. Demographics within a 3-mile radius show a population of approximately 123,000 residents with median household income of $78,612. The area is experiencing modest population growth with forecasts indicating continued household formation and income growth over the next five years.
The neighborhood ranks in the lower half among 621 San Diego metro neighborhoods for amenities, with limited walkable retail and dining options immediately nearby. However, the high rental concentration and occupancy stability suggest tenant retention is supported by other factors, including affordability relative to ownership costs and proximity to employment centers within the broader metro area.
Property crime rates in the neighborhood are estimated at approximately 1,257 incidents per 100,000 residents, placing it around the middle of San Diego metro neighborhoods. The area has shown a 10% decline in property crime over the past year, indicating improving conditions. Violent crime rates of approximately 290 incidents per 100,000 residents rank in the lower third among metro neighborhoods, though this remains within typical ranges for urban core locations.
While crime metrics suggest areas for improvement, the neighborhood's strong occupancy rates and rental demand indicate that safety concerns have not significantly impacted tenant retention or leasing velocity. Investors should consider these factors when evaluating capital improvements and tenant screening processes.
The property benefits from proximity to major San Diego County employers, supporting workforce housing demand and commuter convenience for tenants seeking access to corporate offices and headquarters.
- NRG Energy — energy services (12.7 miles)
- Gilead Sciences — biotechnology (12.7 miles)
- Sysco — food distribution (13.6 miles)
- Qualcomm — telecommunications technology (17.1 miles) — HQ
- Sempra Energy — utilities (28.6 miles) — HQ
This 25-unit property presents a value-add opportunity in a neighborhood with exceptional rental fundamentals. The 98.6% occupancy rate and 73.1% renter-occupied housing concentration create a stable tenant base, while the 1979 construction year offers renovation upside potential. Commercial real estate analysis from WDSuite indicates the neighborhood's rental demand remains resilient despite moderate amenity density.
Demographics within the 3-mile radius support continued multifamily demand, with forecasted household growth and income increases projected through 2028. The property's urban core location provides access to major San Diego County employers while maintaining competitive rental pricing relative to metro averages.
- Exceptional occupancy stability at 98.6% neighborhood rate, top 8% nationally
- Strong rental market with 73.1% renter-occupied units, top 2% concentration
- Value-add potential through 1979 vintage property improvements
- Proximity to major San Diego employers supports workforce housing demand
- Risk consideration: Limited walkable amenities may impact tenant retention long-term