Escondido Retail Shopping Center
145-159 S Orange St &, Escondido, CA 92025
100% leased retail center in downtown Escondido, CA.
Type:Retail
Property size:
8,388 SFPrice / SF:
$298/SF- Added:
- Feb 6, 2026
- Days on Market:
- 101
- Last Refresh:
- Mar 17 at 1:15 pm
Property Features for 145-159 S Orange St &
General Information
- Standard status
- Active
- Size
- 8,388 SF
- Property subtype
- Retail
Listing agent Nick Zech License ##01721457
Listing office CDC Commercial
Listing date Feb 6, 2026
Source Crexi
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 CDC Commercial
HighLights
- 100% leased multi‑tenant retail shopping center in downtown Escondido, CA.
- Significant upside potential through rent increases and conversion to NNN leases, projecting an 8‑10% pro‑forma capitalization rate.
- Recently completed capital improvements including roof replacement, new paint, new signage, and HVAC replacements.
- Diverse tenant mix including salon, restaurant, professional services, and retail.
- Unit size mix (mostly under 1,000 sq ft) reduces vacancy exposure.
- Opportunity to increase rents to current market rates ($2.50 psf/mo).
Overview
This multi-tenant retail shopping center is located in downtown Escondido, California. The property has a total area of approximately 8,388 square feet and is 100% leased. It features smaller-format retail suites, most of which are under 1,000 square feet. The tenant mix includes salon, barber, and aesthetician services, a restaurant/café, professional tax and legal services, an eco-friendly refillable containers store, and a truck driving school. Capital improvements have recently been completed, including roof replacement, new paint, a new signage program, replacement of multiple HVAC units, and other upgrades. The property is operating at an estimated 6.11% cap rate based on in-place income. Short term Pro-forma returns project an 8% cap rate by bringing the remaining below-market leases to current market rents, or replacing them with new tenants at higher rates. Significant additional upside exists through the conversion of leases to long-term NNN structures, supporting a pro-forma capitalization rate in excess of 8-10%.
Financial Insights
Value Estimation Calculated for Retail
Conservative
$1.50M
NOI $135,282 @ 9.00% cap · cautious / downside scenario
Moderate
$1.93M
NOI $135,282 @ 7.00% cap · market / base-case scenario
Aggressive
$2.71M
NOI $135,282 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $201.3k | $24.00 |
| − Vacancy | −$8.1k | −$0.96 |
| EGI | $193.3k | $23.04 |
| − OpEx | −$58.0k | −$6.91 |
| NOI | $135.3k | $16.13 |
8,388 SF · lease $24.00/SF/yr · vacancy 4.00% · expense 30.00%
Alternative Use Scenarios
Best Use
Retail
$1.93M
$1.69M – $2.25M
NOI $135,282 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.96M
$2.59M – $3.45M
NOI $207,271 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Shopping centers
Similar Places Nearby
- Plaza Civic Center — 431 N Escondido Blvd, Escondido, CA 92025
- Coinstar Kiosk | Bitcoin ATM — Northgate Markets, 606 N Escondido Blvd, Escondido, CA 92025
- Escondido Brewing Company — 649 Rock Springs Rd, Escondido, CA 92025
- Plaza Las Palmas — 970 W Valley Pkwy, Escondido, CA 92025
- Escondido Promenade — 1200 Auto Park Way, Escondido, CA 92029
Location Insight
- Map
- Local Demand
- City
- Escondido
- County
- San Diego
- State
- California
- Longitude
- -117.0853472
- Latitude
- 33.1188705
Nearby Similar for Sale
FAQs
What type of property is this?
Shopping center - 100% leased retail center in downtown Escondido, CA.
Where is this shopping center located?
The property is located at 145-159 S Orange St & Escondido, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 100% leased multi‑tenant retail shopping center in downtown Escondido, CA.; Significant upside potential through rent increases and conversion to NNN leases, projecting an 8‑10% pro‑forma capitalization rate.; Recently completed capital improvements including roof replacement, new paint, new signage, and HVAC replacements.
