| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 825 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | 2021-08-26 |
| Transaction Price | $52,501,000 |
| Buyer | 740-86 E MISSION CA LP |
| Seller | 662 PALMILLA LLC |
825 E Mission Ave Escondido Multifamily Investment
This 28-unit property built in 1972 operates in a neighborhood with 96.4% occupancy rates and strong rental demand, supported by 77.8% renter-occupied housing according to CRE market data from WDSuite.
The 825 E Mission Ave property sits within an urban core neighborhood that demonstrates solid rental market fundamentals. With 96.4% neighborhood-level occupancy rates ranking in the 80th percentile nationally, this area shows strong tenant retention dynamics. The housing stock is predominantly rental, with 77.8% of units renter-occupied, ranking in the top quartile among 621 metro neighborhoods.
Built in 1972, this property aligns with the neighborhood's average construction year of 1979, suggesting consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. The area benefits from exceptional retail density, with 10.6 grocery stores per square mile ranking 22nd among metro neighborhoods, and pharmacy access ranking in the 99th percentile nationally at 5.3 locations per square mile.
Demographic data within a 3-mile radius shows a stable population of approximately 131,000 residents with modest growth projections. The area maintains a 53.8% renter share, with contract rents at $1,884 median levels that have increased 43.5% over five years. Forward-looking household projections indicate 30% growth in total households by 2028, potentially expanding the renter pool and supporting occupancy stability.
The rent-to-income ratio presents affordability pressure considerations for lease management, while the neighborhood's C+ rating reflects mixed fundamentals across housing, demographics, and amenity access that require careful evaluation of tenant retention strategies.
Property crime rates in this neighborhood rank 201st among 621 metro neighborhoods, placing it in the upper-middle range for the San Diego area. The estimated property offense rate of 954 incidents per 100,000 residents sits in the 24th percentile nationally, indicating higher than average property crime levels compared to neighborhoods nationwide.
Violent crime shows similar patterns, with rates ranking 382nd among metro neighborhoods and placing in the 14th percentile nationally. Both property and violent crime rates have increased over the past year, with property offenses up 3.2% and violent offenses up 22%. Investors should factor these trends into tenant screening protocols and property management strategies.
The property benefits from proximity to major corporate employers that support workforce housing demand, including technology, healthcare, and energy companies within the greater San Diego region.
- Sysco — food service distribution (13.6 miles)
- Gilead Sciences — biotechnology (13.8 miles)
- Nrg Energy — energy services (14.0 miles)
- Qualcomm — telecommunications technology (17.7 miles) — HQ
- Sempra Energy — utility services (29.0 miles) — HQ
This 28-unit property presents a value-add opportunity in an established rental market with strong occupancy fundamentals. The 1972 construction year positions it for potential renovation upside, while the neighborhood's 96.4% occupancy rates and 77.8% renter-occupied housing demonstrate sustained rental demand. According to multifamily property research from WDSuite, the area's retail density and pharmacy access rank in the top percentiles nationally, supporting tenant retention through convenience amenities.
Demographic projections within a 3-mile radius show household growth of 30% by 2028, potentially expanding the tenant base while median rents have increased 43.5% over five years. The urban core location provides access to major employers including Qualcomm headquarters, though investors should monitor affordability pressures and crime trends that may impact lease management and tenant screening strategies.
- Strong neighborhood occupancy at 96.4% with top-quartile renter density
- Value-add potential from 1972 construction year and renovation opportunities
- Projected 30% household growth by 2028 supporting tenant demand
- Exceptional retail and pharmacy density enhancing tenant convenience
- Risk considerations include rising crime trends and affordability pressure