| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 754 N Fig St, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1974 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
754 N Fig St Escondido 24-Unit Value-Add Multifamily
Neighborhood metrics point to steady renter demand and high occupancy in the surrounding area, according to WDSuite’s CRE market data. The 1974 vintage suggests achievable renovation upside relative to nearby stock, while investor focus should remain on neighborhood affordability and retention dynamics.
Located in Escondido’s Urban Core within the San Diego–Chula Vista–Carlsbad metro, the surrounding neighborhood carries a C+ rating (ranked 428 of 621 metro neighborhoods), indicating competitive but mixed fundamentals. Notably, neighborhood occupancy is 96.4% (top quintile nationally), a positive signal for lease stability at the submarket level; this is a neighborhood statistic, not the property’s occupancy.
Everyday convenience is a clear strength: grocery and pharmacy access sit near the top nationally, with restaurants also in the top decile. Parks are well represented, while cafes and childcare are limited. Average school ratings trend below national medians, which investors may factor into leasing strategies for family-oriented unit mixes.
Tenure data show a high share of renter-occupied housing units at 77.8% (ranked 24 of 621 metro neighborhoods), signaling a deep tenant base for multifamily. Median contract rents in the neighborhood are elevated versus many areas, and home values coupled with a high value-to-income ratio reflect a high-cost ownership market that can sustain reliance on rentals and support pricing power where the product is competitive.
Within a 3-mile radius, households expanded in recent years and are projected to rise further, even as average household size edges down. This points to a larger pool of households competing for units and supports continued demand for well-positioned apartments. Median incomes have increased meaningfully and are forecast to continue rising, which can aid leasing and renewal performance as higher-earning cohorts expand.
The property’s 1974 construction is slightly older than the neighborhood’s average vintage (late-1970s). That gap can translate into practical value-add opportunities such as interior updates and systems modernization to remain competitive against newer and renovated supply.
Safety indicators for the neighborhood trend below national medians. Based on metro rankings, the area’s crime rank is 392 out of 621 neighborhoods, placing it below the metro median for safety. National percentiles for both property and violent offenses also sit in lower ranges, meaning the area is less safe than many neighborhoods nationwide.
For underwriting, investors often respond to this profile with measures such as lighting, access controls, and resident engagement to support retention. Compare recent, neighborhood-level trends to nearby submarkets during diligence rather than relying on block-level impressions.
Regional employers within commuting distance support a broad renter base, from life sciences to technology and energy. These employment centers can reinforce demand and renewal prospects for workforce and mid-market units.
- Sysco — foodservice distribution (13.6 miles)
- Gilead Sciences — biotechnology (13.7 miles)
- NRG Energy — energy services (13.9 miles)
- Qualcomm — wireless & semiconductors (17.6 miles) — HQ
- Sempra Energy — utilities (28.9 miles) — HQ
754 N Fig St offers a 24-unit footprint with 1974 construction, positioning it for targeted value-add in a neighborhood that shows high renter concentration and strong occupancy. Elevated ownership costs in the area point to continued renter reliance on multifamily housing, while nearby daily-needs amenities and regional employment access support leasing durability. According to CRE market data from WDSuite, neighborhood occupancy is robust and renter-occupied share is high, indicating depth of tenant demand; investors should balance this with prudent lease management given neighborhood affordability pressures.
Forward-looking neighborhood and 3-mile radius trends show growing household counts and rising incomes, which support a larger tenant base over time. Given the property’s older vintage relative to the neighborhood average, renovations and system upgrades can enhance competitiveness versus newer or refreshed comparables, with attention to expense planning and asset positioning.
- Strong neighborhood occupancy and deep renter base support demand and renewal potential.
- 1974 vintage provides clear value-add pathways through interior and systems updates.
- High-cost ownership landscape reinforces multifamily reliance and pricing power for competitive units.
- 3-mile household and income growth expands the renter pool and underpins leasing.
- Risk: neighborhood affordability pressure and below-median safety/schools require thoughtful leasing and capital planning.