| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 725 N Fig St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | 2016-04-20 |
| Transaction Price | $16,500,000 |
| Buyer | 725 N Fig St, LLC |
| Seller | Escondido Malibu Terrace, LLC, Private Investor, Fowler Property Acquisitions, LLC, PCraicseh/ uEnqitu aivnadle /nsft |
725 N Fig St Escondido Multifamily Value-Add Opportunity
Renter demand is supported by a high renter concentration and competitive neighborhood occupancy, according to WDSuite s CRE market data. Positioning centers on steady leasing fundamentals with upside from targeted renovations.
Located in Escondido within the San Diego metro, the asset sits in an Urban Core neighborhood with solid everyday convenience: grocery and pharmacy access ranks among the strongest locally, while parks and restaurants are comparatively dense. Caf e9s and childcare are thinner, so resident appeal leans toward practical amenities over lifestyle niches.
Neighborhood occupancy is competitive among San Diego Chula Vista Carlsbad submarkets, a constructive backdrop for stabilizing cash flow. Median asking rents in the area trend on the higher side nationally, signaling pricing power for well-managed properties, while lease-up velocity typically benefits from the area 19s deep tenant base.
The property 19s 1972 vintage is older than the neighborhood average, which points to clear value-add pathways: modernize interiors, address building systems, and enhance curb appeal to strengthen rent positioning versus newer stock. Average unit sizes are spacious for the market, supporting renovation programs that emphasize livability features.
Unit tenure dynamics favor multifamily: a very high share of housing units are renter-occupied in the immediate neighborhood, indicating a large and durable tenant pool. At the same time, elevated home values in San Diego County create a high-cost ownership market that tends to reinforce rental demand and support retention for professionally managed communities.
Demographic statistics aggregated within a 3-mile radius show households have grown in recent years and are projected to continue increasing over the next five years, even as average household size trends slightly lower. This combination typically expands the renter pool and supports occupancy stability. Area schools rate below national norms; operators should emphasize on-site amenities and commute convenience to sustain leasing momentum.
Safety benchmarks indicate conditions are below the metro median and in the lower tier nationally for comparable neighborhoods. Recent readings also point to a year-over-year uptick in reported offenses. For investors, this suggests underwriting should include prudent security measures and resident-experience investments (lighting, access control, and monitoring) to support retention and collections.
Within the San Diego Chula Vista Carlsbad metro (621 neighborhoods), this area compares less favorably than many peers. Nationally, it falls below the median, not the top quartile. The takeaway is not to avoid the location, but to calibrate operating plans and budgets accordingly.
Nearby employment anchors span foodservice distribution, biotech, energy, and telecommunications a mix that supports blue- and white-collar renter demand and commute convenience for residents. Specifically, the presence of Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene underpins a diversified employment base accessible by regional corridors.
- Sysco foodservice distribution (13.5 miles)
- Gilead Sciences biotech (13.7 miles)
- NRG Energy power & utilities (13.8 miles)
- Qualcomm telecommunications R&D (17.6 miles) HQ
- Celgene Corporation biotech (18.8 miles)
This 100-unit, 1972-vintage community in Escondido aligns with value-add strategies supported by a deep renter base and competitive neighborhood occupancy. Elevated ownership costs in the county reinforce reliance on multifamily housing, while larger average unit sizes provide a platform for interior upgrades that can enhance rent positioning. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trends remain solid relative to the metro, supporting income stability for well-executed operations.
Demographic statistics within a 3-mile radius indicate household growth historically and further gains projected over the next five years, which expands the tenant base even as household sizes edge lower. Investors should underwrite selective capex to modernize 1970s systems and proactively manage affordability pressure and resident experience, given below-median school ratings and safety benchmarks.
- Competitive neighborhood occupancy supports stable leasing, per WDSuite s CRE market data.
- 1972 vintage offers clear value-add upside through systems upgrades and interior renovations.
- High-cost ownership market bolsters renter reliance and pricing power for well-managed assets.
- 3-mile household growth and smaller household sizes expand the renter pool and support occupancy.
- Risks: lower school ratings, below-metro safety benchmarks, and affordability pressure require active management.