| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 25th | Poor |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1302 Oak Hill Dr, Escondido, CA, 92027, US |
| Region / Metro | Escondido |
| Year of Construction | 1986 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1302 Oak Hill Dr Escondido Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-median occupancy, according to WDSuite’s CRE market data. Investor focus centers on a strong renter-occupied base and a high-cost ownership market that helps sustain multifamily leasing.
Escondido’s Urban Core setting offers daily convenience that supports renter retention. Neighborhood amenities skew toward essentials and dining: grocery access ranks near the top locally (6th of 621 metro neighborhoods; top percentile nationally), with restaurants and cafes also dense by national standards. By contrast, mapped parks and childcare centers register limited within the neighborhood footprint, which can modestly temper family-oriented appeal.
From an income-property lens, neighborhood occupancy is robust (around the mid-90s), and rents sit in a higher national band, signaling durable demand for well-managed units. A majority of housing units are renter-occupied (about two-thirds), indicating depth in the tenant base and supporting leasing stability through cycles. School quality benchmarks fall below national norms, so operators may lean more on convenience, unit finishes, and service to drive renewals.
Ownership is comparatively expensive relative to incomes (high national value-to-income standing), which tends to reinforce reliance on multifamily housing and can support pricing power when paired with disciplined lease management. At the same time, rent-to-income ratios are elevated for the neighborhood, suggesting affordability pressure that owners should factor into renewal strategies and concession decisions.
Within a 3-mile radius, households have increased over the past five years and are projected to grow further even as average household size edges down—conditions that typically expand the renter pool and support occupancy stability. Median and mean household incomes have trended higher, and contract rents are expected to continue rising, based on CRE market data from WDSuite, though forward growth will still hinge on asset quality and competitive positioning.
Vintage context: the average construction year in the neighborhood is early-1980s, and the subject’s 1986 delivery is slightly newer than local norms. That positioning can be competitive versus older stock, while still warranting targeted modernization and systems upkeep to sustain rent premiums and control turnover costs.
Safety indicators for the neighborhood track below national averages, with national percentiles placing violent and property offenses on the higher side compared with U.S. neighborhoods overall. Within the San Diego–Chula Vista–Carlsbad metro (621 neighborhoods), the area sits around the middle of the pack, indicating conditions that neither outperform the metro’s safer submarkets nor represent its weakest zones.
Recent trend signals are mixed: estimated property offenses have declined year over year, while estimated violent offenses ticked up. Investors typically account for this by emphasizing on-site visibility, lighting, and partnership with local resources, while noting that block-level conditions can vary within the same neighborhood.
The employment base within commutable distance blends distribution, energy, biotech, and wireless technology—sectors that support workforce housing and broaden the prospective tenant pool. Listed firms reflect nearby office and corporate operations that can aid leasing stability through varied economic cycles.
- Sysco — foodservice distribution (13.0 miles)
- Gilead Sciences — biotech (14.6 miles)
- Nrg Energy — power & retail energy (14.6 miles)
- Qualcomm — wireless technology (17.1 miles)
- Qualcomm — wireless technology (17.5 miles) — HQ
The asset’s 1986 construction is slightly newer than the local average, positioning it competitively against older stock while leaving room for targeted modernization to enhance rentability and control long-run maintenance. Neighborhood indicators show resilient occupancy around the mid-90s and a high renter concentration, which together point to a sizable tenant base. The surrounding ownership market is high-cost relative to incomes, reinforcing reliance on multifamily housing and supporting pricing power for well-managed units; however, elevated rent-to-income signals warrant careful renewal strategies and amenity-value alignment. According to CRE market data from WDSuite, local amenities are strong in groceries, restaurants, and pharmacies, providing daily convenience that can aid retention even as school ratings trail national norms.
Within a 3-mile radius, households have expanded and are projected to grow further while average household size edges lower—trends that typically broaden the renter pool and support occupancy stability. Forward performance should focus on asset-quality differentiation, expense control, and measured rent-setting to navigate affordability pressure while capturing demand from a diverse employment base within commuting range.
- Neighborhood occupancy and renter concentration support demand depth and leasing stability.
- 1986 vintage offers relative competitiveness versus older stock with targeted value-add potential.
- High-cost ownership market underpins sustained renter reliance, supporting pricing power when operations are strong.
- 3-mile household growth and smaller household sizes expand the renter pool, aiding occupancy stability.
- Risk: elevated rent-to-income and below-average safety metrics require disciplined leasing, resident services, and expense control.