| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 53rd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 920 S Hale Ave, Escondido, CA, 92029, US |
| Region / Metro | Escondido |
| Year of Construction | 1977 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | $2,291,600 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
920 S Hale Ave Escondido Multifamily Investment
Neighborhood-level data points to steady renter demand and high occupancy in this inner-suburban pocket of Escondido, according to WDSuite’s CRE market data. The area’s strong tenant base and competitive occupancy suggest reliable leasing performance at the neighborhood level rather than property-specific guarantees.
Situated in an Inner Suburb of the San Diego–Chula Vista–Carlsbad metro, the neighborhood posts a B+ rating and ranks 221 out of 621 metro neighborhoods, indicating competitive positioning within the region. Neighborhood occupancy is strong (ranked 205 of 621), which is competitive among San Diego metro neighborhoods and in the top quartile nationally, supporting stable leasing conditions for multifamily assets.
Local amenity access favors daily convenience: restaurants and groceries score in high national percentiles (restaurants around the 91st and groceries near the 86th percentile), while cafes also over-index versus the U.S. The trade-off is limited parks and childcare options in the immediate area, which investors should weigh against the otherwise solid retail and food access.
Tenure patterns signal depth in the renter pool. The share of housing units that are renter-occupied is competitive in the metro (rank 179 of 621), reinforcing demand for multifamily units and supporting occupancy stability. Median contract rents in the neighborhood sit above the national mid-point, while the neighborhood rent-to-income ratio remains moderate, a combination that can aid lease retention and disciplined rent management.
Within a 3-mile radius, households have grown meaningfully over the past five years and are projected to increase further, even as overall population is roughly flat to slightly contracting. Smaller average household sizes and rising median incomes (with projections pointing higher by 2028) expand the effective renter pool and support rent levels. Elevated ownership costs at the neighborhood level (home values near the high end nationally and a high value-to-income ratio) further sustain reliance on rental housing, which can underpin pricing power and occupancy for well-positioned multifamily assets.
Safety trends are mixed. Compared with neighborhoods nationwide, this area sits below the national median for safety (around the 33rd percentile), and within the San Diego metro its crime rank (269 of 621) indicates conditions somewhat below the metro median. That said, recent year-over-year data show improvement, with both property and violent offense rates declining, suggesting modestly positive momentum rather than a structural shift.
Employment access is supported by nearby corporate offices spanning energy, food distribution, biotech, and wireless technology, helping anchor renter demand through commute convenience and a diversified white- and blue-collar workforce.
- NRG Energy — energy (12.1 miles)
- Sysco — food distribution (12.4 miles)
- Gilead Sciences — biotech (12.8 miles)
- Qualcomm — wireless & semiconductors (15.6 miles) — HQ
- Celgene Corporation — biotech (16.8 miles)
920 S Hale Ave is a 47-unit, 1977-vintage asset positioned in a neighborhood with competitive occupancy and a meaningful renter base. The property’s older vintage relative to the neighborhood average (1982) points to potential value-add through targeted renovations and systems modernization, while neighborhood-level occupancy and renter concentration support day-to-day leasing stability. Elevated ownership costs locally reinforce multifamily demand, and within a 3-mile radius, rising incomes and expanding household counts indicate a larger tenant base over the medium term, which can support rent growth and retention.
Based on CRE market data from WDSuite, the neighborhood ranks competitively within the San Diego metro and lands in high national percentiles for daily amenities like restaurants and groceries, aiding livability and renter appeal. Rent levels sit above national midpoints while rent-to-income ratios remain manageable at the neighborhood level, which can help balance pricing power with retention. Investors should account for mixed safety readings and lighter park/childcare coverage when underwriting.
- Competitive neighborhood occupancy and meaningful renter-occupied share support leasing stability
- 1977 vintage suggests value-add potential through renovations and system upgrades
- High ownership costs and expanding 3-mile household counts reinforce multifamily demand
- Strong amenity access (restaurants/groceries) enhances renter appeal and retention
- Risks: below-national-median safety and limited parks/childcare coverage warrant conservative assumptions