| 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 | 2014-10-11 |
| Transaction Price | $3,975,000 |
| Buyer | HSU PAUL J |
| Seller | WESTVIEW MISSION AVENUE LP |
980 E Mission Ave Escondido Multifamily Investment
Neighborhood occupancy is strong and renter-occupied housing is prevalent, supporting steady leasing conditions for a 23-unit asset, according to WDSuite’s CRE market data. Directionally, this submarket shows durable renter demand relative to the broader metro, though affordability management remains important.
Located in Escondido’s Urban Core, the property sits in a neighborhood that is competitive among San Diego-Chula Vista-Carlsbad neighborhoods (rank 146 of 621 for amenities). Grocery and pharmacy access is extensive (both high nationally), and restaurants are abundant, while cafes and childcare are less concentrated. For investors, this mix typically supports everyday convenience for renters without overreliance on destination retail.
Neighborhood occupancy is elevated (80th percentile nationally) and renter-occupied housing share is high within the neighborhood, indicating a deep tenant base and potential for stable absorption and retention. Median school ratings in the area are lower versus national norms; that can shift the renter profile toward value-seeking households and workforce tenants, which may favor consistent demand for well-managed Class B units.
Within a 3-mile radius, population is steady and households have increased with projections for further household expansion by 2028, pointing to a larger tenant base over time. Median household incomes have grown and are expected to rise further, while median rents have also advanced, reinforcing the need for thoughtful rent-to-income monitoring and resident retention strategies as lease rates move.
Ownership costs are elevated for the neighborhood (high national percentile for home values and value-to-income), which generally sustains reliance on rental housing and can support pricing power for competitive assets. The building’s 1981 vintage is slightly newer than the neighborhood average, suggesting relative competitiveness versus older stock, while still allowing room for targeted modernization to strengthen positioning.
Safety indicators are mixed to below the metro median. The neighborhood’s crime rank places it below the middle of the pack among the 621 San Diego–Chula Vista–Carlsbad neighborhoods, and its national standing is weaker than average. Violent and property offense rates sit in lower national percentiles, with a recent year showing an uptick in violent incidents. For underwriting, this argues for standard security measures and prudent tenant screening rather than assuming premium-risk pricing.
Investors should evaluate block-by-block conditions and recent trendlines, but at the neighborhood level the comparative position suggests focusing on operational controls and community engagement to support retention and reputation.
Regional employers in biotech, energy, food distribution, and wireless/semiconductors within commutable distance help underpin renter demand and lease stability for workforce and professional tenants. Notable nearby employers include Gilead Sciences, Sysco, NRG Energy, Qualcomm, and Celgene.
- Gilead Sciences — biotech (13.7 miles)
- Sysco — food distribution (13.7 miles)
- NRG Energy — energy (14.0 miles)
- Qualcomm — wireless/semiconductors (17.9 miles) — HQ
- Celgene Corporation — biopharma (19.1 miles)
This 23-unit, 1981-vintage property aligns with a renter-driven pocket of Escondido where neighborhood occupancy is high and renter-occupied housing is prevalent, supporting durable absorption. Elevated ownership costs in the area point to sustained reliance on rental housing, while steady household growth within a 3-mile radius indicates a gradually expanding tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends remain above many metro peers, suggesting ongoing leasing stability with prudent management.
The vintage offers potential for value-add upgrades to improve competitive positioning versus older stock, with operational focus on affordability and retention given rising rents and measured income gains. Proximity to regional employers in biotech, energy, distribution, and technology adds a stable demand anchor, though investors should underwrite to local safety and school quality with appropriate controls.
- High neighborhood occupancy and deep renter base support leasing stability
- 1981 vintage creates value-add potential through targeted modernization
- Elevated ownership costs reinforce rental demand and pricing power
- Regional employers within commutable distance bolster demand across renter cohorts
- Risks: affordability pressure (rent-to-income), below-metro safety standing, and lower school ratings