Renovated Flex Space
For Sale
Contact for pricing
1545 Simpson Way, Escondido, CA 92029
M-2-zoned condominium combines a professional office buildout with dedicated warehouse functionality and modernized interiors.
Property Size3,972 SF
Price / SF$335
Days on Market147
Property Features for 1545 Simpson Way
General Information
Standard status
Active
Size
3,972 SF
Class
C
Total Parking Spaces
8
Property subtype
Industrial
Zoning
M-2
Investment Type
Owner/User
Warehouse & Industrial
Clear Height
13 ft
Warehouse Space
322 SF
Office Build-Out
3,650 SF
Power
400 amps
Voltage
208 V
Three-Phase Power
Yes
Additional Details
Highway Access
Yes
Amenities
reception
conference room
updated kitchen
private offices
open workspace
Building Details
Year Built
1982
Year Renovated
2023
Stories
1
Listing Agency:
Urban West Ventures
Listed By:
James Bengala · License #CA 01950077
Source:
Crexi
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 31 at 10:53AM
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 Urban West Ventures
Investment Insights
Based on property information with market context.
This 3,972-square-foot flex and industrial condominium at 1545 Simpson Way includes 3,650 square feet of office space and 322 square feet of warehouse area. The interior features a reception area with raised ceilings, an open bullpen, six private offices, a conference room with raised ceilings, and an updated kitchen. A 10' x 10' rollup door serves the warehouse component, which offers 13' of clear height. The property also includes 100% HVAC and 400 Amps / 120/208V, 3 Phase power. Built in 1982, the building has undergone modern interior and exterior renovations and carries M-2 zoning.
The property is in Escondido's industrial district, with access to I-15 approximately 1.3 miles away and CA-78 approximately 1.4 miles away. Its office-heavy configuration provides a balanced setting for administrative and industrial operations within one condominium.
The property is in Escondido's industrial district, with access to I-15 approximately 1.3 miles away and CA-78 approximately 1.4 miles away. Its office-heavy configuration provides a balanced setting for administrative and industrial operations within one condominium.
Key Highlights
- 3,972 SF flex/industrial condo with 3,650 SF office and 322 SF warehouse
- Six private offices, open bullpen, conference room, reception area, and updated kitchen
- 10' x 10' rollup door with 13' clear height
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
$72,325
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
5.44%
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%
$1,446,500
$1.4M
Cap Rate 7%
$1,033,214
$1.0M
Cap Rate 9%
$803,611
$803.6K
Market Conditions
NOI Build-Up for 3,972 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
$114.4K $28.80/SF
− Vacancy
−$18.0K −$4.52/SF
EGI
$96.4K $24.28/SF
− OpEx
−$24.1K −$6.07/SF
NOI
$72.3K $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%
$1,446,500
Cap Rate 7%
$1,033,214
Cap Rate 9%
$803,611
Alternative Uses
Best Use
Office B
$1.03M
$904.1K – $1.21M
NOI $72,325 @ 7.0% cap · market cap 5.44%
Second Best
Industrial
$626.3K
$548.0K – $730.7K
NOI $43,843 @ 7.0% cap · market cap 3.29%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,150 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,848
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92029, CA
21,236
Population
7,976
Households
2.7
Avg Household Size
44
Median Age
47%
College-Educated
91%
High-School Grad
22.6 sq mi
ZIP Area
940
Density / Sq Mi
$120,038
Median Household Income
$60,558
Median Earnings
$2,232
Median Rent
$911,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - M-2-zoned condominium combines a professional office buildout with dedicated warehouse functionality and modernized interiors.
Where is this flex space located?
The property is located at 1545 Simpson Way Escondido, CA.
What is the asking price?
The asking price for this property is $1,330,620.
What are key features of this property?
This property features: 3,972 SF flex/industrial condo with 3,650 SF office and 322 SF warehouse; Six private offices, open bullpen, conference room, reception area, and updated kitchen; 10' x 10' rollup door with 13' clear height
