Two-Unit Storefront
New
For Sale
$769,000
121 123 W GRAND AVE 2, Escondido, CA 92025
Single-story commercial building with an art gallery and barber shop.
Property Size1,600 SF
Price / SF$480.63
Days on Market2
Property Features for 121 123 W GRAND AVE 2
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Commercial
Building Details
Building Size
1,600 SF
Year Built
1962
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Hanson Realty
Listed By:
Yvette Reeve · License #00986243
(760) 420-0050
Source:
Elliman
Added: Sep 5
Last Checked: Sep 6 at 7:59AM
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 Hanson Realty
Investment Insights
Based on property information with market context.
This single-story storefront property contains two commercial units totaling 1600 SF, with each unit occupying 800 SF. The first space is configured as an art gallery with a showroom and restroom. The second is arranged as a barber shop with a lobby, three barber stations, restroom, and storage room. The building was constructed in 1962 and is occupied by two long-term tenants.
The property fronts Grand Ave. in Escondido’s historic area, within a commercial setting of one- and two-story buildings. Nearby uses include restaurants, retail shops, specialty retailers, and galleries. The address is 121 123 W. Grand Ave 2, Escondido, CA 92025.
The property fronts Grand Ave. in Escondido’s historic area, within a commercial setting of one- and two-story buildings. Nearby uses include restaurants, retail shops, specialty retailers, and galleries. The address is 121 123 W. Grand Ave 2, Escondido, CA 92025.
Key Highlights
- Two‑unit building with 1600 SF divided equally between the units
- Art gallery includes showroom and restroom
- Barber shop includes lobby, three barber stations, restroom, and 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
$25,805
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
3.36%
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%
$516,100
$516.1K
Cap Rate 7%
$368,643
$368.6K
Cap Rate 9%
$286,722
$286.7K
Market Conditions
NOI Build-Up for 1,600 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
$38.4K $24.00/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$36.9K $23.04/SF
− OpEx
−$11.1K −$6.91/SF
NOI
$25.8K $16.13/SF
Area
Escondido, CA
Vacancy
4.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$516,100
Cap Rate 7%
$368,643
Cap Rate 9%
$286,722
Alternative Uses
Best Use
Retail
$368.6K
$322.6K – $430.1K
NOI $25,805 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$564.8K
$494.2K – $659.0K
NOI $39,537 @ 7.0% cap · market cap 5.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,711
Businesses Nearby
217k
Monthly Visits Nearby
Balanced
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?
Storefront property - Single-story commercial building with an art gallery and barber shop.
Where is this storefront property located?
The property is located at 121 123 W GRAND AVE 2 Escondido, CA.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: Two‑unit building with 1600 SF divided equally between the units; Art gallery includes showroom and restroom; Barber shop includes lobby, three barber stations, restroom, and storage
