Renovated Escondido Apartments with
For Sale
$3,750,000
1015 East Ohio Avenue, Escondido, CA 92025
Fully renovated 15-unit apartment building in Escondido, North County San Diego.
Property Size9,472 SF
Price / SF$395.90
Days on Market136
Property Features for 1015 East Ohio Avenue
General Information
Standard status
Active
Size
9,472 SF
Property subtype
Commercial-Res Income / Com-Res Income
Listing Agency:
CBRE
(858) 248-1222
Listed By:
Nate Pepper · License #01993739
(858) 248-1222
Source:
Compass
Added: Mar 26
Changed: Jul 10
Last Checked: Aug 7 at 7:19AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CBRE
Investment Insights
Based on property information with market context.
The Bali Apartments is a fully renovated 15-unit apartment building located in Escondido, North County San Diego. The property features fifteen 1-bedroom, 1-bathroom units, each approximately 630 square feet. There are 22 surface parking spaces available, 14 of which are covered. Each unit features modern finishes, including fully renovated kitchens and bathrooms, new flooring and fixtures, and dual-pane vinyl windows. Kitchens include countertop seating, stainless steel appliances, luxury gas ranges, and floating vent hoods. Each unit also has an air conditioning unit. Major recent improvements include a full roof replacement in 2023 and new electrical panels in all units in 2021. The property has a 5.22% Cap Rate with Upside. The building's total size is 9,472 square feet.
Key Highlights
- Fully renovated 15‑unit apartment building in Escondido, North County San Diego.
- Attractive 5.22% Cap Rate with potential for increased returns.
- Recent major improvements: full roof replacement (2023) and new electrical panels (2021).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$156,554
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,131,080
$3.1M
Cap Rate 7%
$2,236,486
$2.2M
Cap Rate 9%
$1,739,489
$1.7M
Market Conditions
NOI Build-Up for 9,472 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$301.2K $31.80/SF
− Vacancy
−$16.6K −$1.75/SF
EGI
$284.6K $30.05/SF
− OpEx
−$128.1K −$13.52/SF
NOI
$156.6K $16.53/SF
Area
Escondido, CA
Vacancy
5.50%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,131,080
Cap Rate 7%
$2,236,486
Cap Rate 9%
$1,739,489
Alternative Uses
Best Use
Apartment 5plus
$2.24M
$1.96M – $2.61M
NOI $156,554 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.34M
$2.93M – $3.90M
NOI $234,057 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,726
Businesses Nearby
Explore this area
Business Placement
Demographics for 92025, CA
51,586
Population
17,376
Households
3
Avg Household Size
35
Median Age
28%
College-Educated
78%
High-School Grad
22.4 sq mi
ZIP Area
2,303
Density / Sq Mi
$71,716
Median Household Income
$41,218
Median Earnings
$1,823
Median Rent
$767,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully renovated 15-unit apartment building in Escondido, North County San Diego.
Where is this apartment building located?
The property is located at 1015 East Ohio Avenue Escondido, CA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Fully renovated 15‑unit apartment building in Escondido, North County San Diego.; Attractive 5.22% Cap Rate with potential for increased returns.; Recent major improvements: full roof replacement (2023) and new electrical panels (2021).
