Retail Shopping
For Sale
Contact for pricing
1310-1320 E Valley Pkwy, Escondido, CA 92027
Retail center offering a substantial amount of commercial space for sale in Escondido.
Property Size14,164 SF
Price / SF$460.67
Days on Market557
Property Features for 1310-1320 E Valley Pkwy
General Information
Standard status
Active
Size
14,164 SF
Property subtype
RETAIL
Listing Agency:
JLL | San Diego
(858) 352-2902
Listed By:
Bryan Cunningham · License #01348498
(858) 229-0233
Source:
Moodyscre
Added: Feb 19, 2025
Changed: Aug 29
Last Checked: Aug 29 at 7:23PM
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 JLL | San Diego
Investment Insights
Based on property information with market context.
Retail shopping center available for sale at 1310-1320 E Valley Pkwy in Escondido, California. The property provides 14,164 square feet of retail space within a multi-address commercial center configuration.
The site is positioned on E Valley Pkwy and carries a 92027 ZIP code. Additional property information is available through the listing contact.
The site is positioned on E Valley Pkwy and carries a 92027 ZIP code. Additional property information is available through the listing contact.
Key Highlights
- 14,164 SF of available retail space
- Retail shopping center offered for sale
- Located at 1310‑1320 E Valley Pkwy
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
$228,437
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
3.50%
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%
$4,568,740
$4.6M
Cap Rate 7%
$3,263,386
$3.3M
Cap Rate 9%
$2,538,189
$2.5M
Market Conditions
NOI Build-Up for 14,164 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
$339.9K $24.00/SF
− Vacancy
−$13.6K −$0.96/SF
EGI
$326.3K $23.04/SF
− OpEx
−$97.9K −$6.91/SF
NOI
$228.4K $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%
$4,568,740
Cap Rate 7%
$3,263,386
Cap Rate 9%
$2,538,189
Alternative Uses
Best Use
Retail
$3.26M
$2.86M – $3.81M
NOI $228,437 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.00M
$4.37M – $5.83M
NOI $349,998 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,830
Businesses Nearby
708k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 37%
Dining 27%
Shops & Services 20%
Home Improvements & Furnishings 7%
Walmart Neighborhood Market
Groceries
94,695 visits/mo
0.2 miles
Vallarta Supermarket
Groceries
53,966 visits/mo
0.2 miles
The Home Depot
Home Improvements & Furnishings
48,629 visits/mo
0.3 miles
Albertsons
Groceries
42,549 visits/mo
0.3 miles
Walmart Neighborhood Market
Groceries
40,754 visits/mo
0.1 miles
Demographics for 92027, CA
56,840
Population
17,768
Households
3.2
Avg Household Size
36
Median Age
24%
College-Educated
79%
High-School Grad
59.7 sq mi
ZIP Area
952
Density / Sq Mi
$86,106
Median Household Income
$38,359
Median Earnings
$1,884
Median Rent
$665,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Retail center offering a substantial amount of commercial space for sale in Escondido.
Where is this shopping center located?
The property is located at 1310-1320 E Valley Pkwy Escondido, CA.
What is the asking price?
The asking price for this property is $6,525,000.
What are key features of this property?
This property features: 14,164 SF of available retail space; Retail shopping center offered for sale; Located at 1310‑1320 E Valley Pkwy
