Escondido Retail Space For
For Sale
Contact for pricing
1580 W Valley Pkwy, Escondido, CA 92029
Retail space available in Escondido, California.
Property Size20,085 SF
Price / SF$390.34
Days on Market185
Property Features for 1580 W Valley Pkwy
General Information
Standard status
Active
Size
20,085 SF
Class
A
Property subtype
Retail
Zoning
PD-C
Building Details
Year Built
1996
Listing Agency:
Marcus & Millichap - San Diego
(858) 373-3184
Listed By:
Alvin Mansour · License #TX 0606255
Source:
Crexi
Added: Feb 10
Changed: Aug 8
Last Checked: Aug 8 at 2:51PM
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 Marcus & Millichap - San Diego
Investment Insights
Based on property information with market context.
A retail space is available for sale. The property has a size of 20085 square feet. Please visit the property website to download the full marketing package.
Key Highlights
- Access to Full Marketing Package via Property Website: https:\/\/themansourgroup.com\/properties\/310633\/dollar‑tree‑big‑blue‑swim‑school
- Dollar Tree and Big Blue Swim School Tenants**
- Investment Property
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
$323,931
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
4.13%
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%
$6,478,620
$6.5M
Cap Rate 7%
$4,627,586
$4.6M
Cap Rate 9%
$3,599,233
$3.6M
Market Conditions
NOI Build-Up for 20,085 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
$482.0K $24.00/SF
− Vacancy
−$19.3K −$0.96/SF
EGI
$462.8K $23.04/SF
− OpEx
−$138.8K −$6.91/SF
NOI
$323.9K $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%
$6,478,620
Cap Rate 7%
$4,627,586
Cap Rate 9%
$3,599,233
Alternative Uses
Best Use
Retail
$4.63M
$4.05M – $5.40M
NOI $323,931 @ 7.0% cap · market cap 4.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.09M
$6.20M – $8.27M
NOI $496,308 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,824
Businesses Nearby
806k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 34%
Shops & Services 25%
Apparel 19%
Hotels & Casinos 5%
In-N-Out Burger
Dining
53,881 visits/mo
0.2 miles
T.J. Maxx
Apparel
46,583 visits/mo
0.2 miles
Ross Dress for Less
Apparel
45,404 visits/mo
0.4 miles
Five Below
Shops & Services
45,139 visits/mo
0.2 miles
DICK'S Sporting Goods
Apparel
37,946 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space available in Escondido, California.
Where is this retail space located?
The property is located at 1580 W Valley Pkwy Escondido, CA.
What is the asking price?
The asking price for this property is $7,840,000.
What are key features of this property?
This property features: Access to Full Marketing Package via Property Website: https:\/\/themansourgroup.com\/properties\/310633\/dollar‑tree‑big‑blue‑swim‑school; Dollar Tree and Big Blue Swim School Tenants**; Investment Property
