| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 14th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 980 E Mission Ave, Escondido, CA, 92025, US |
| Region / Metro | Escondido |
| Year of Construction | 1981 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
980 E Mission Ave Escondido Multifamily Investment
Renter demand in this Urban Core pocket has supported steady neighborhood occupancy, according to WDSuite’s CRE market data. Investors evaluating Escondido can focus on a large renter base and proximity to employment while planning selectively for value-add.
The immediate neighborhood rates C+ within the San Diego–Chula Vista–Carlsbad metro and functions as an Urban Core location with strong daily-needs access. Grocery and pharmacy density ranks in the top quartile nationally, while restaurant options also test well above national norms. By contrast, cafes and childcare are sparse, suggesting a more utilitarian retail mix than lifestyle-oriented.
Neighborhood occupancy is strong and above national medians, and the share of housing units that are renter-occupied is among the highest tiers nationally. For multifamily owners, that depth of renter concentration supports a larger tenant base and can help stabilize leasing through cycles. Median contract rents in the neighborhood sit toward the upper end nationally, reinforcing the need for disciplined lease management and product differentiation.
Within a 3-mile radius, household counts have increased alongside modest population growth, and projections point to further household expansion over the next five years. This pattern indicates smaller average household sizes and a continued renter pool expansion, which can support occupancy stability and absorption for well-positioned units.
Ownership costs in the area are elevated relative to incomes by national standards, and home values trend high for comparable neighborhoods, which typically sustains reliance on multifamily housing. Average school ratings in the neighborhood test below national medians, which may temper demand from some family renters; however, daily-needs accessibility and broad employment reach remain supportive for workforce-oriented product. These dynamics align with the commercial real estate analysis investors expect for San Diego County submarkets.
Safety indicators for the neighborhood benchmark below national medians, reflecting higher reported crime than many U.S. neighborhoods. Property and violent offense measures sit in lower national percentiles, consistent with Urban Core patterns. Investors typically address this through targeted operational practices (lighting, access controls, resident screening) and by positioning offerings toward renters prioritizing value and commute convenience.
Trends over the most recent year suggest some uptick in reported offenses. Rather than relying on block-level assumptions, investors should underwrite with conservative loss expectations and consider partnerships with local public safety programs to support resident retention.
The property sits within commuter reach of major life sciences, energy, and technology employers that underpin regional renter demand. Nearby anchors include Sysco, Gilead Sciences, NRG Energy, Qualcomm, and Celgene.
- Sysco — food distribution (13.7 miles)
- Gilead Sciences — biotech (13.8 miles)
- NRG Energy — energy (14.0 miles)
- Qualcomm — semiconductors & telecom (17.8 miles) — HQ
- Celgene — biotech (19.0 miles)
Built in 1981, the asset is slightly newer than the neighborhood average vintage, offering a platform that can compete with older stock while leaving room for targeted renovations to enhance unit finishes and systems. Strong neighborhood occupancy and a high share of renter-occupied housing support demand depth, while elevated ownership costs in the area tend to sustain renter reliance on multifamily. According to CRE market data from WDSuite, daily-needs access (notably groceries, pharmacies, and restaurants) scores well versus national benchmarks, which can aid retention.
Investor focus points include managing affordability pressure where rents skew high relative to local incomes, underwriting conservatively for safety-related operating protocols, and positioning product toward workforce renters who value commute access to regional employers. With household growth projected within a 3-mile radius, the tenant base should widen, benefiting stabilized occupancy for well-maintained properties.
- Strong renter concentration and above-median neighborhood occupancy support leasing stability
- 1981 vintage offers competitive footing with value-add potential via targeted upgrades
- Elevated ownership costs and robust daily-needs access bolster renter reliance
- Expanding household counts within 3 miles indicate a widening tenant base over the medium term
- Risks: affordability pressure, below-median safety metrics, and lower local school ratings