Visible Downtown Office
For Sale
$1,525,000
136-140 West 3rd Avenue, Escondido, CA 92025
Office building in downtown Escondido with strong visibility and walkable access to mixed-use dining and transit.
Property Size2,789 SF
Days on Market88
Property Features for 136-140 West 3rd Avenue
General Information
Standard status
Active
Size
2,789 SF
Class
C
Property subtype
Office
Additional Details
Highway Access
Yes
Building Details
Building Size
2,789 SF
Listing Agency:
Lee & Associates | North San Diego County
Listed By:
Tim Gosselin, CCIM · License #CalDRE #01495432
(760) 822-3730
Source:
Lee-associates
Added: Jun 17
Changed: Sep 12
Last Checked: Sep 12 at 5:46AM
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 Lee & Associates | North San Diego County
Investment Insights
Based on property information with market context.
This downtown office building is positioned at 136-140 W 3rd Avenue and totals 4,350 square feet. The offering presents an office-focused configuration with an emphasis on street-facing presence along an active mixed-use corridor.
Set in the heart of Downtown Escondido, the property is described as offering exceptional visibility and walkability on W 3rd Street. It is located near the restaurants, retail, and entertainment along Grand Avenue and provides convenient access to the North County Sprinter Rail transit station. Major thoroughfares including SR-78 and I-15 are also identified as nearby.
For tenants, buyers, or operators seeking an office space where foot traffic and transit access may be meaningful, this building’s downtown setting and prominent corridor location are the key practical attributes. Its street-oriented position supports everyday customer and employee access, while the nearby retail and dining mix can complement business activity in the area.
Set in the heart of Downtown Escondido, the property is described as offering exceptional visibility and walkability on W 3rd Street. It is located near the restaurants, retail, and entertainment along Grand Avenue and provides convenient access to the North County Sprinter Rail transit station. Major thoroughfares including SR-78 and I-15 are also identified as nearby.
For tenants, buyers, or operators seeking an office space where foot traffic and transit access may be meaningful, this building’s downtown setting and prominent corridor location are the key practical attributes. Its street-oriented position supports everyday customer and employee access, while the nearby retail and dining mix can complement business activity in the area.
Key Highlights
- Office building located in downtown Escondido.
- Situated on W 3rd Street with visibility along an active mixed‑use corridor.
- Within walking distance to dining, retail, and entertainment along Grand Avenue.
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
$50,784
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
3.33%
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%
$1,015,680
$1.0M
Cap Rate 7%
$725,486
$725.5K
Cap Rate 9%
$564,267
$564.3K
Market Conditions
NOI Build-Up for 2,789 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
$80.3K $28.80/SF
− Vacancy
−$12.6K −$4.52/SF
EGI
$67.7K $24.28/SF
− OpEx
−$16.9K −$6.07/SF
NOI
$50.8K $18.21/SF
Area
Escondido, CA
Vacancy
15.70%
Lease Rate
$28.80 /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%
$1,015,680
Cap Rate 7%
$725,486
Cap Rate 9%
$564,267
Alternative Uses
Best Use
Office B
$725.5K
$634.8K – $846.4K
NOI $50,784 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$984.5K
$861.5K – $1.15M
NOI $68,917 @ 7.0% cap · market cap 4.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,711
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Office building in downtown Escondido with strong visibility and walkable access to mixed-use dining and transit.
Where is this office building located?
The property is located at 136-140 West 3rd Avenue Escondido, CA.
What is the asking price?
The asking price for this property is $1,525,000.
What are key features of this property?
This property features: Office building located in downtown Escondido.; Situated on W 3rd Street with visibility along an active mixed‑use corridor.; Within walking distance to dining, retail, and entertainment along Grand Avenue.
