| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 27th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1141 N Escondido Blvd, Escondido, CA, 92026, US |
| Region / Metro | Escondido |
| Year of Construction | 1984 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1141 N Escondido Blvd, Escondido CA Multifamily Investment
Neighborhood renter-occupied housing is substantial, supporting depth of tenant demand and occupancy stability, according to WDSuite’s CRE market data.
The property sits in Escondido’s urban core, where renter-occupied housing makes up a large share of units and supports a deeper tenant base for smaller assets. Neighborhood occupancy trends are healthy by national comparison, providing a reasonable backdrop for leasing consistency and renewal potential.
Daily-needs access is a relative strength: grocery availability ranks among the top quartile nationally, while within-neighborhood cafe, restaurant, and park density is thinner. For investors, this mix suggests convenience for essentials with some amenity limitations that may place more weight on on-site features and unit finishes in attracting and retaining residents.
Home values in the neighborhood are elevated versus much of the country, and the value-to-income ratio trends high. In practice, that high-cost ownership market can reinforce reliance on rentals and sustain multifamily demand. At the same time, rent-to-income readings indicate some affordability pressure, which implies prudent lease management and measured rent positioning to protect retention.
Within a 3-mile radius, household counts have increased in recent years and are projected to expand further alongside rising median incomes and modest population growth. This points to a gradually expanding renter pool and greater capacity to support market-rate units over time, a trend that aligns with disciplined commercial real estate analysis. School ratings score below national norms, which may modestly narrow the resident profile but does not preclude stable occupancy in workforce-oriented properties.
Safety indicators for the neighborhood track below national averages and are also below the metro median among 621 San Diego-area neighborhoods. Recent year-over-year trends show mixed movement, so investors should underwrite with conservative assumptions and prioritize standard operational measures such as lighting, access control, and resident engagement.
Framing this comparatively helps establish risk: the area does not sit in the top quartile nationally for safety, but it remains competitive with many urban-core locations where renter demand is supported by proximity to jobs and services. Monitoring local trendlines during hold is prudent.
Proximity to diversified employers across life sciences, energy, food distribution, and technology supports renter demand via commute convenience and stable employment drivers. The list below reflects nearby corporate offices that can underpin leasing and retention.
- Gilead Sciences — biopharma (12.8 miles)
- Nrg Energy — energy services (13.0 miles)
- Sysco — food distribution (13.9 miles)
- Qualcomm — technology (17.5 miles) — HQ
- Celgene Corporation — biopharma (18.6 miles)
1141 N Escondido Blvd is a 27-unit asset positioned in an urban-core pocket where renter concentration is high and neighborhood occupancy trends compare favorably at a national level. According to CRE market data from WDSuite, access to daily needs is a relative strength due to strong grocery proximity, while thinner lifestyle amenities place more emphasis on property-level improvements and management to drive leasing.
Elevated home values and a high value-to-income profile indicate a high-cost ownership market that can sustain rental reliance. Within a 3-mile radius, households are increasing and incomes are rising, supporting a larger tenant base and potential for steady absorption. Balanced against these tailwinds are affordability pressures and below-average school ratings, which warrant disciplined rent setting and targeted marketing to workforce renters.
- High renter concentration and solid neighborhood occupancy support demand durability
- Strong grocery access enhances daily convenience; property upgrades can offset thinner local amenities
- Rising households and incomes within 3 miles expand the renter pool and support leasing
- High-cost ownership market reinforces multifamily reliance and pricing power when paired with prudent lease management
- Risks: affordability pressure, lower school ratings, and below-median safety metrics call for conservative underwriting