Escondido Retail Shopping Center
For Sale
Contact for pricing
145-159 S Orange St &, Escondido, CA 92025
100% leased retail center in downtown Escondido, CA.
Property Size8,388 SF
Price / SF$298.04
Days on Market199
Property Features for 145-159 S Orange St &
General Information
Standard status
Active
Size
8,388 SF
Total Parking Spaces
32
Property subtype
Retail
Zoning
SPA: Downtown Specific Plan
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Value Add
Net Operating Income
$152,686
Building Details
Year Built
1965
Year Renovated
2024
Units
12
Tenancy
Multi
Listing Agency:
CDC Commercial
Listed By:
Nick Zech · License ##01721457
Source:
Crexi
Added: Feb 6
Changed: Aug 18
Last Checked: Aug 23 at 1:11PM
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
Investment Insights
Based on property information with market context.
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%.
Key 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.
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
$135,282
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
5.41%
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%
$2,705,640
$2.7M
Cap Rate 7%
$1,932,600
$1.9M
Cap Rate 9%
$1,503,133
$1.5M
Market Conditions
NOI Build-Up for 8,388 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
$201.3K $24.00/SF
− Vacancy
−$8.1K −$0.96/SF
EGI
$193.3K $23.04/SF
− OpEx
−$58.0K −$6.91/SF
NOI
$135.3K $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%
$2,705,640
Cap Rate 7%
$1,932,600
Cap Rate 9%
$1,503,133
Alternative Uses
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 authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,471
Businesses Nearby
209k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Leisure 13%
Dining 12%
Groceries 12%
Regal Cinemas Escondido 16
Leisure
26,595 visits/mo
0.3 miles
Smart & Final
Groceries
24,075 visits/mo
0.3 miles
San Diego County Credit Union
Shops & Services
15,236 visits/mo
0.4 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?
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.
