| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 715 Mission Grove Pl, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 2011 |
| Units | 46 |
| Transaction Date | 2006-05-08 |
| Transaction Price | $530,000 |
| Buyer | RICO FRANCISCO ALVAREZ |
| Seller | FRANKLIN BRUCE |
715 Mission Grove Pl Escondido Multifamily Investment
Stabilized renter demand and high neighborhood occupancy suggest durable cash flow potential, according to WDSuite’s CRE market data. Newer construction relative to the local stock positions the asset competitively while offering operational efficiency and renewal pricing leverage.
The property sits in Escondido’s Urban Core, where neighborhood occupancy is strong and above metro median performance (ranked 241 among 621). That backdrop supports leasing stability and retention, particularly for multifamily assets serving a broad renter base.
Daily-needs access is a local strength: grocery and pharmacy density track in the top decile nationally (both near the 99th percentile), and parks and restaurants compare favorably as well (parks around the 92nd percentile; restaurants around the 91st). Cafe and childcare densities are thinner, which may modestly reduce convenience for some households.
Renter-occupied housing concentration is high for the neighborhood (ranked 24 of 621; top percentile nationally), indicating a deep tenant pool and resilient multifamily demand. Median home values trend elevated for the area (around the 80th percentile nationally) with a high value-to-income ratio (near the 98th percentile), which reinforces reliance on rental housing and can support pricing power for well-managed properties.
Within a 3-mile radius, demographics show a larger tenant base forming despite a slight population dip over the past five years: households increased while average household size declined, pointing to more, smaller households entering the market. Looking ahead to 2028, forecasts call for modest population growth and a substantial increase in household counts, which expands the renter pool and supports occupancy stability and future leasing velocity. These dynamics, based on commercial real estate analysis from WDSuite, are favorable for sustained multifamily demand.
School ratings in the neighborhood trail national norms (around the 15th percentile), which may temper appeal for some family renters; operators may emphasize amenity, unit finishes, and access to daily conveniences to maintain competitive positioning.
Neighborhood safety metrics sit below metro and national averages, with the area ranking 392 out of 621 metro neighborhoods (below the metro median) and tracking in lower national percentiles. This suggests investors should underwrite prudent security measures and tenant-screening practices to support retention and property operations.
Recent trend indicators show mixed movement across offense categories over the last year. While conditions can vary by block and asset type, comparative data signal that proactive property management—lighting, access control, and coordination with local resources—can help sustain leasing performance in this context.
Regional employment anchors within commuting distance include food distribution, life sciences, energy, and technology—drivers that support a diverse renter base and steady leasing from workforce and professional tenants.
- Sysco — food distribution (13.5 miles)
- Gilead Sciences — life sciences (13.7 miles)
- NRG Energy — energy (13.9 miles)
- Qualcomm — technology (17.6 miles) — HQ
- Celgene Corporation — biopharma (18.8 miles)
Built in 2011 with 46 units, the asset is materially newer than the neighborhood’s average vintage. That positioning typically reduces near-term capital needs versus older stock while remaining competitive on finishes and systems; selective modernization can still unlock value-add upside. Strong neighborhood occupancy and a high renter-occupied share indicate depth of demand, and elevated ownership costs locally tend to reinforce reliance on multifamily housing.
Within a 3-mile radius, recent history shows household growth alongside smaller household sizes, expanding the tenant base even as population was flat. Forecasts point to additional household growth through 2028, supporting lease-up and renewal strategies. According to CRE market data from WDSuite, the neighborhood’s occupancy performance trends above metro norms, though affordability pressure (high rent-to-income levels) warrants disciplined revenue management and resident retention focus.
- Newer 2011 construction vs. local average vintage supports competitive positioning and moderates near-term capex.
- Strong neighborhood occupancy and high renter concentration point to a deep tenant pool and stable leasing.
- Expanding household counts within 3 miles bolster demand, aiding renewal capture and pricing power.
- Elevated ownership costs locally support renter reliance on multifamily housing.
- Risk: Affordability pressure and below-median safety metrics call for careful underwriting and resident retention strategies.