| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 827 N Fig St, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1979 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | $2,430,000 |
| Buyer | ROSE ROSS G |
| Seller | PENNOCK GARY CHARLES |
827 N Fig St Escondido Multifamily Investment Outlook
Neighborhood occupancy is competitive among San Diego metro neighborhoods, supporting income stability for a 60‑unit asset, according to WDSuite’s CRE market data.
The property sits in Escondido’s Urban Core, where the neighborhood’s occupancy trend ranks competitive among 621 San Diego metro neighborhoods and falls in the top quintile nationally. That backdrop points to steadier leasing and fewer prolonged vacancies relative to weaker sub-areas, based on CRE market data from WDSuite.
Daily-needs access is a strength: grocery and pharmacy availability rates among the highest nationally, and restaurants are dense for the area. Parks access also scores well versus U.S. neighborhoods, while cafés and childcare are relatively sparse. For multifamily investors, this mix supports everyday convenience and resident retention even if certain lifestyle amenities remain thinner.
Within a 3‑mile radius, households increased over the last five years and are projected to rise further alongside modest population growth and slightly smaller average household size. This points to a larger tenant base and supports occupancy stability over the medium term. Renter-occupied housing accounts for roughly half of units locally, indicating a meaningful renter concentration and depth of demand for multifamily product.
Ownership costs are elevated relative to local incomes (high value-to-income ratios in the neighborhood data), which typically sustains reliance on rentals and can support pricing power. At the same time, higher rent-to-income levels in the neighborhood suggest some affordability pressure; operators should emphasize renewals and targeted lease management to protect retention.
School ratings in the neighborhood score below national norms, which may modestly temper appeal to family‑oriented renters. Investors focused on workforce housing can lean on accessibility to daily services and metro job centers to maintain demand.
Safety indicators for the neighborhood track below the metro average and sit in lower national percentiles, with violent and property offense measures elevated relative to many U.S. neighborhoods. For investors, this typically requires added attention to security, lighting, and community management, and may influence resident mix and marketing strategy.
Contextually, the area’s crime rank positions it below the median among 621 San Diego metro neighborhoods rather than among the region’s top quartile for safety. Monitoring trend direction and coordinating with local resources can help maintain leasing momentum despite these headwinds.
Proximity to regional employers in biotech, energy, food distribution, and telecommunications supports a broad workforce tenant base and commute convenience for renters. The following anchors illustrate the employment draw within typical commuting range.
- Gilead Sciences — biotech (13.5 miles)
- Sysco — food distribution (13.7 miles)
- NRG Energy — energy (13.7 miles)
- Qualcomm — telecommunications & semiconductors (17.2 miles)
- Sempra Energy — utilities (29.0 miles) — HQ
827 N Fig St is positioned in an Urban Core location where neighborhood occupancy ranks competitive among San Diego metro peers and sits in high national percentiles, pointing to durable leasing. Strong daily-needs access (notably grocery, pharmacy, and restaurants) reinforces retention, while household growth within a 3‑mile radius and a projected increase in households over the next five years expand the renter pool. Elevated ownership costs in the neighborhood context tend to sustain reliance on rentals, supporting long‑term demand.
Operators should balance this demand backdrop with prudent lease management, as rent-to-income levels signal affordability pressure that could affect renewals. Safety metrics are below metro averages and school scores trail national norms, factors that warrant active property management and resident engagement. According to CRE market data from WDSuite, these dynamics collectively suggest stable occupancy potential with operational focus areas around retention, security, and targeted value positioning.
- Competitive neighborhood occupancy supports income stability versus weaker metro pockets
- Strong daily-needs access (grocery/pharmacy/restaurants) aids retention
- 3‑mile household growth and forecast renter pool expansion underpin leasing
- Elevated ownership costs reinforce sustained demand for rentals
- Risks: affordability pressure (rent-to-income), below-metro safety, and weaker school ratings