Multi-Unit Retail and Office
For Sale
Contact for pricing
1900 Sunset Dr, Escondido, CA 92025
11 fully leased retail/office units with an adjacent parking lot offering redevelopment flexibility.
Property Size7,326 SF
Lot Size0.61 Acres
Price / SF$326.92
Days on Market48
Property Features for 1900 Sunset Dr
General Information
Standard status
Active
Size
7,326 SF
Lot size
0.61 Acres
Property subtype
OFFICE
Listing Agency:
eXp Commercial - CA
(888) 584-9427
Listed By:
Tobias Rising · License #02105984
(714) 458-6534
Source:
Moodyscre
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 8 at 6:44AM
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 eXp Commercial - CA
Investment Insights
Based on property information with market context.
This for-sale property consists of 11 retail/office units, all currently leased. The offering also includes an additional APN parking lot, providing redevelopment flexibility alongside the existing built-out units. Public remarks indicate a built-in 4% annual increase for the leased unit structure.
The parcel is located within the South Centre City Specific Planning Area (SPA 15) under the Escondido Boulevard District, and is associated with a mixed-use overall land-use framework. The adjacent parking lot is described as being within a General Commercial Zone.
The asset is organized as Lot 1 with the 11 leased units and Lot 2 as the adjacent parking lot.
The parcel is located within the South Centre City Specific Planning Area (SPA 15) under the Escondido Boulevard District, and is associated with a mixed-use overall land-use framework. The adjacent parking lot is described as being within a General Commercial Zone.
The asset is organized as Lot 1 with the 11 leased units and Lot 2 as the adjacent parking lot.
Key Highlights
- 11 fully leased retail/office units with built‑in 4% annual increases
- Lot 1: 11 units on 0.348 acres, fully leased
- Adjacent parking lot (Lot 2) on 0.26 acres
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
$133,398
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
5.57%
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%
$2,667,960
$2.7M
Cap Rate 7%
$1,905,686
$1.9M
Cap Rate 9%
$1,482,200
$1.5M
Market Conditions
NOI Build-Up for 7,326 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
$211.0K $28.80/SF
− Vacancy
−$33.1K −$4.52/SF
EGI
$177.9K $24.28/SF
− OpEx
−$44.5K −$6.07/SF
NOI
$133.4K $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%
$2,667,960
Cap Rate 7%
$1,905,686
Cap Rate 9%
$1,482,200
Alternative Uses
Best Use
Office B
$1.91M
$1.67M – $2.22M
NOI $133,398 @ 7.0% cap · market cap 5.57%
Second Best
Retail
$1.69M
$1.48M – $1.97M
NOI $118,154 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$2.59M
$2.26M – $3.02M
NOI $181,028 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
856
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 11 fully leased retail/office units with an adjacent parking lot offering redevelopment flexibility.
Where is this retail space located?
The property is located at 1900 Sunset Dr Escondido, CA.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: 11 fully leased retail/office units with built‑in 4% annual increases; Lot 1: 11 units on 0.348 acres, fully leased; Adjacent parking lot (Lot 2) on 0.26 acres
