Remodeled Restaurant with Mezzanine
New
For Sale
$1,800,000
113 Grand Ave, Escondido, CA 92025
Full-service kitchen, bar, storage, and rear alley access support restaurant operations.
Property Size3,400 SF
Price / SF$529.41
Days on Market7
Property Features for 113 Grand Ave
General Information
Standard status
Active
Size
3,400 SF
Property subtype
General Commercial
Additional Details
Seating Capacity
99
Amenities
vaulted ceilings
luxury bar
gourmet full-service kitchen
cold storage
overflow/mezzanine storage
private office
rear alley access
Heat Pump
24x140x23x140
Listing Agency:
Pacific Sotheby's International Realty
(760) 942-7479
Listed By:
Alexander Ciullo · License #02012544
(619) 944-1876
Source:
Xome
Added: Aug 30
Changed: Sep 4
Last Checked: Sep 4 at 3:37PM
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 Pacific Sotheby's International Realty
Investment Insights
Based on property information with market context.
This remodeled Class B restaurant property in Downtown Escondido encompasses approximately 3,400 square feet and is configured for an established dining operation. The interior includes vaulted ceilings, a bar, dining space for approximately 99 guests, a full-service kitchen, cold storage, mezzanine storage, and a private office. A heat pump is also listed among the interior features.
Rear alley access provides a dedicated route for deliveries. The property is located along Grand Avenue in Escondido, California, within the city’s downtown area. Its existing restaurant layout combines customer-facing dining improvements with kitchen, storage, office, and delivery-related features in one commercial building.
Rear alley access provides a dedicated route for deliveries. The property is located along Grand Avenue in Escondido, California, within the city’s downtown area. Its existing restaurant layout combines customer-facing dining improvements with kitchen, storage, office, and delivery-related features in one commercial building.
Key Highlights
- Approximately 3,400‑square‑foot remodeled Class B restaurant property
- Dining area configured for approximately 99 guests
- Full‑service kitchen with cold storage
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
$64,964
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
3.61%
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%
$1,299,280
$1.3M
Cap Rate 7%
$928,057
$928.1K
Cap Rate 9%
$721,822
$721.8K
Market Conditions
NOI Build-Up for 3,400 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
$89.8K $26.40/SF
− Vacancy
−$3.1K −$0.92/SF
EGI
$86.6K $25.48/SF
− OpEx
−$21.7K −$6.37/SF
NOI
$65.0K $19.11/SF
Area
Escondido, CA
Vacancy
3.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,299,280
Cap Rate 7%
$928,057
Cap Rate 9%
$721,822
Alternative Uses
Best Use
Specialty Retail
$928.1K
$812.1K – $1.08M
NOI $64,964 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,015 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,711
Businesses Nearby
217k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 48%
Dining 13%
Groceries 12%
Leisure 12%
Regal Cinemas Escondido 16
Leisure
26,595 visits/mo
0.4 miles
Smart & Final
Groceries
24,075 visits/mo
0.4 miles
San Diego County Credit Union
Shops & Services
15,236 visits/mo
0.2 miles
Goodwill
Apparel
14,056 visits/mo
0.5 miles
dd's DISCOUNTS
Shops & Services
13,807 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Full-service kitchen, bar, storage, and rear alley access support restaurant operations.
Where is this conventional restaurant located?
The property is located at 113 Grand Ave Escondido, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Approximately 3,400‑square‑foot remodeled Class B restaurant property; Dining area configured for approximately 99 guests; Full‑service kitchen with cold storage
