| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 920 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | $1,150,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
920 E Mission Ave Escondido Multifamily Investment
Neighborhood occupancy trends point to durable renter demand, according to CRE market data from WDSuite, with this Escondido location benefiting from strong local services and a high share of renter-occupied units. The submarket’s renter depth supports leasing stability for a 20‑unit asset.
Neighborhood fundamentals and livability
This Urban Core pocket of Escondido sits in the top quartile among 621 metro neighborhoods for overall amenities, with especially dense daily needs: grocery and pharmacy access both score in the 99th national percentile, and restaurants are in the 91st percentile. Parks coverage is also strong (92nd percentile), which adds day‑to‑day convenience attractive to renters.
The neighborhood’s occupancy rate ranks above many peers within the San Diego–Chula Vista–Carlsbad metro, indicating steady absorption and fewer prolonged vacancies. Rents benchmark high for the region (median neighborhood rent ranks in the upper national percentiles) while the area skews heavily renter‑occupied, with renter-occupied share ranked near the top among 621 metro neighborhoods. For investors, this combination signals a deep tenant base and supports renewal potential, though pricing should be managed thoughtfully to maintain retention.
Within a 3‑mile radius, household counts have grown and are projected to continue increasing through 2028, with smaller average household sizes over time. This points to a gradual expansion of the renter pool and supports occupancy stability in well‑positioned, professionally managed assets. Median household incomes in the 3‑mile area have risen meaningfully and are forecast to climb further, which can underpin rent collections and measured rent growth for competitive units.
Schools proximate to the neighborhood have lower average ratings relative to national benchmarks, which may matter for certain tenant segments. However, the location’s everyday convenience and strong renter orientation are the primary demand drivers for multifamily. The property’s 1982 vintage is slightly newer than the neighborhood average construction year, offering relative competitiveness versus older stock while still warranting attention to modernization of aging systems to support rent positioning.
Safety context
Relative to neighborhoods nationwide, local safety indicators trend below average, with the area landing in lower national percentiles. Within the San Diego–Chula Vista–Carlsbad metro, its crime rank sits below the median (ranked 392 out of 621 neighborhoods), indicating higher reported incidents than many metro peers.
Recent data also show a year‑over‑year uptick in violent offense rates while property offense levels remain elevated versus national norms. Investors typically address this through on‑site visibility, lighting, access control, and resident screening to support retention and protect NOI. As always, evaluate block‑level patterns, time‑of‑day dynamics, and recent trendlines alongside insurer feedback during diligence.
Nearby employers supporting renter demand
The workforce base within commuting range includes food distribution, biotech, energy, and telecommunications corporate offices, which can support leasing and retention for workforce and professional renters. Notable nearby employers include Sysco, Gilead Sciences, NRG Energy, and Qualcomm.
- Sysco — food distribution corporate offices (13.7 miles)
- Gilead Sciences — biotech corporate offices (13.8 miles)
- Nrg Energy — energy corporate offices (14.0 miles)
- Qualcomm — telecommunications corporate offices (17.4 miles)
- Qualcomm — telecommunications corporate offices (17.8 miles) — HQ
Why this asset merits a closer look
920 E Mission Ave is a 20‑unit, 1982‑vintage property positioned in an amenity‑rich Escondido neighborhood where occupancy trends and a high renter-occupied share support durable demand. According to CRE market data from WDSuite, the neighborhood posts above‑average occupancy versus many metro peers, while 3‑mile demographics show growing households and rising incomes that can translate into a larger tenant base and steadier renewals for well‑managed units.
Elevated home values relative to local incomes (high value‑to‑income ratios) and upper‑percentile neighborhood rents reinforce reliance on multifamily housing, which can sustain demand. At the same time, rent‑to‑income levels imply affordability pressure in certain cohorts, so disciplined pricing and asset upkeep remain central to retention. The 1982 vintage presents value‑add potential through system modernization and targeted interior updates to sharpen competitive positioning against newer stock.
- High renter concentration and above‑peer occupancy support leasing stability
- 3‑mile household growth and rising incomes expand the tenant base
- Amenity density (grocery, pharmacy, parks) underpins day‑to‑day livability and renewals
- 1982 vintage offers value‑add via systems and interior modernization
- Risks: affordability pressure and below‑average safety call for disciplined pricing and proactive management