| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 720 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | $1,395,000 |
| Buyer | HALL MARTIN |
| Seller | MCGLOTHLIN JAMES F |
720 E Mission Ave Escondido Multifamily Investment
Stabilized renter demand and above-metro occupancy in the surrounding neighborhood support consistent performance, according to WDSuite s CRE market data. Investor takeaway: a deep tenant base in a high-cost ownership market can underpin leasing durability.
The property sits in Escondido s Urban Core within the San Diego Chula Vista Carlsbad metro, where neighborhood occupancy ranks above the metro median (rank 241 of 621) and lands in the top quintile nationally. This points to steady lease-up and retention potential relative to many peer subareas, based on commercial real estate analysis from WDSuite.
Livability drivers skew toward daily-needs convenience: grocery and pharmacy access are both in the 99th percentile nationally, restaurants are strong (91st percentile), and parks score well (92nd percentile). Café and childcare densities, however, are limited locally. School ratings trend below national averages (about the 15th percentile), which may temper appeal for some family renters but does not typically disrupt workforce housing demand in urban cores.
Tenure patterns indicate a high concentration of renter-occupied housing units in the neighborhood, supporting depth of the tenant base and helping stabilize occupancy through cycles. Home values are elevated versus incomes (value-to-income ratio in the 98th national percentile), signaling a high-cost ownership market that tends to sustain reliance on multifamily rentals and can reinforce pricing power when operators manage renewals carefully.
Within a 3-mile radius, households increased over the last five years and are projected to expand further by 2028, even as average household size edges down. This combination supports renter pool expansion and provides a broader base for leasing, though it also calls for unit mix and amenity positioning that align with shifting household composition and income dispersion.
Safety indicators for the surrounding neighborhood are mixed relative to the region and nation. Overall crime ranks in the lower half among 621 metro neighborhoods (rank 392 of 621), and national comparisons place the area below the middle of the pack. Violent and property incident rates track in lower national percentiles, indicating conditions that warrant typical urban risk management practices such as lighting, access control, and resident engagement.
For investors, the takeaway is comparative rather than absolute: results are below metro averages but consistent with many dense urban cores. Monitoring trend direction and employing standard security measures can help support resident retention and protect NOI.
Nearby employers span food distribution, life sciences, energy, and technology, supporting a diverse workforce renter base and commute convenience for residents. The list below highlights key names within practical commuting distance that can contribute to demand stability.
- Sysco food distribution (13.6 miles)
- Gilead Sciences life sciences (13.6 miles)
- NRG Energy energy (13.8 miles)
- Qualcomm technology (17.7 miles) HQ
- Celgene Corporation life sciences (18.9 miles)
720 E Mission Ave offers investors durable renter demand in Escondido s Urban Core, where neighborhood occupancy trends rank above the metro median and in the top national quintile. Elevated ownership costs in the area support reliance on multifamily housing, while strong daily-needs amenities (notably groceries and pharmacies) underpin convenience-led retention. According to CRE market data from WDSuite, renter-occupied concentration is high, reinforcing depth of the tenant base and helping sustain occupancy through cycles.
Built in 1979, the asset likely benefits from value-add or systems modernization opportunities that can sharpen competitive positioning versus newer stock, while still aligning with the neighborhood s prevalent vintage. Investors should balance pricing power potential against affordability pressure (high rent-to-income ratios locally), below-average school ratings, and urban safety considerations, using disciplined lease management and targeted capital planning to manage risk.
- Above-metro occupancy and high renter-occupied share support leasing stability.
- Elevated home values versus incomes sustain reliance on rentals, aiding retention and pricing power.
- Strong daily-needs access (groceries, pharmacies) enhances livability and resident stickiness.
- 1979 vintage presents value-add and systems modernization angles to improve competitiveness.
- Risks: affordability pressure, below-average school ratings, and urban safety require active management.