| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 900 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1975 |
| Units | 39 |
| Transaction Date | 2019-09-20 |
| Transaction Price | $8,450,000 |
| Buyer | YAZI PROPERTIES LLC |
| Seller | OTA COMPANY LLC |
900 E Mission Ave Escondido Multifamily Investment
Neighborhood occupancy is competitive within the San Diego metro and supported by a high renter concentration, according to WDSuite s CRE market data, pointing to stable tenant demand for a 39-unit asset.
Located in Escondido s Urban Core, the neighborhood shows competitive occupancy versus San Diego peers (ranked 241 among 621 neighborhoods) and sits around the 80th percentile nationally. A high share of renter-occupied housing units (ranked 24 of 621) signals a deep tenant base for multifamily, supporting leasing velocity and renewal potential.
Daily-needs access is a strength: grocery and pharmacy density ranks near the top of the metro and around the 99th percentile nationally, with restaurants also strong (about the 91st percentile). Parks access trends well above national norms (roughly the 92nd percentile). Café and childcare densities are lighter, which may modestly limit discretionary amenity appeal.
Rents in the neighborhood trend above national levels (around the 85th percentile), while home values and the value-to-income ratio are elevated relative to U.S. norms (near the 98th percentile). In investor terms, this high-cost ownership environment tends to sustain reliance on rental options, reinforcing depth of demand and aiding pricing power, though lease management should account for affordability pressure.
The property s 1975 vintage is slightly older than the neighborhood average construction year (1979). Investors should anticipate capital planning for systems and interiors; this also creates credible value-add pathways to enhance unit finishes and operational performance relative to older nearby stock.
Within a 3-mile radius, demographics indicate a broadly stable population with households increasing over the past five years and projected to grow further, pointing to a larger tenant base over time. Median incomes have risen, and are projected to continue climbing, which supports rent collections and occupancy stability; however, investors should calibrate rents to local rent-to-income realities for retention. These dynamics, based on CRE market data from WDSuite, suggest steady multifamily demand drivers rather than speculative growth.
Safety conditions benchmark below national norms for both violent and property offenses (around the 14th and 24th percentiles nationally, respectively). Within the San Diego metro, the neighborhood s overall crime rank is 392 out of 621 neighborhoods, indicating elevated incident rates relative to many metro peers.
Recent trend indicators show a one-year uptick in violent offense estimates, which warrants prudent operating practices (security lighting, access control, and resident engagement). For underwriting, frame assumptions to metro-comparable submarkets with similar profiles rather than expecting rapid improvement.
Nearby corporate nodes in distribution, biotech, energy, and technology support a broad employment base and commute convenience for renters. Employers include Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene.
- Sysco food distribution (13.7 miles)
- Gilead Sciences biotech (13.7 miles)
- NRG Energy energy (13.9 miles)
- Qualcomm technology HQ (17.8 miles)
- Celgene Corporation biotech (19.0 miles)
The asset at 900 E Mission Ave benefits from a renter-heavy neighborhood where occupancy is competitive among San Diego neighborhoods and trending around the 80th percentile nationally. Elevated home values and ownership costs locally reinforce renter reliance on multifamily housing, supporting ongoing demand and pricing power, according to CRE market data from WDSuite. Strong access to daily-needs amenities (groceries, pharmacies, parks) further enhances resident convenience, which can aid renewals.
Built in 1975, the property presents a straightforward value-add and capital planning opportunity to sharpen competitiveness versus older stock. Demographic indicators within a 3-mile radius point to increasing households and rising incomes, supporting a broader renter pool over time. Balance this with clear-sighted underwriting around affordability pressure, below-average school ratings, and safety benchmarks that trail national norms.
- Competitive neighborhood occupancy and high renter concentration support demand depth
- Elevated ownership costs sustain renter reliance, aiding pricing power
- 1975 vintage offers actionable value-add levers with targeted capex
- Strong daily-needs access (grocery, pharmacy, parks) supports retention
- Risks: affordability pressure, below-average school ratings, and safety below national norms