Leased Multi-Tenant Escondido
For Sale
Contact for pricing
201 E Grand Ave, Escondido, CA 92025
100% leased multi-tenant asset in downtown Escondido.
Property Size15,806 SF
Price / SF$249.91
Days on Market165
Property Features for 201 E Grand Ave
General Information
Standard status
Active
Size
15,806 SF
Property subtype
Retail, Office
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$233,826
Listing Agency:
NAI Capital - Orange County
(949) 468-2385
Listed By:
Steve Liu · License #CA 01323150
Source:
Crexi
Added: Mar 2
Changed: Aug 9
Last Checked: Aug 12 at 1:48PM
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 NAI Capital - Orange County
Investment Insights
Based on property information with market context.
Located in downtown Escondido, within the Grand Avenue corridor, is a 100% leased multi-tenant asset. The two-story building is elevator served and well maintained, with recent HVAC replacements. The investment consists of 8 tenants, many of whom have been operating in the building for several years. The ground floor is restaurant anchored, and the second floor is quasi-retail and office. There is unrestricted parking on Grand Avenue, Kalmia Street, and multiple parking lots in the immediate area. The fully leased tenancy and lease structures is ideal for immediate cashflow and value-add potential. The property is positioned at the heart of the Grand Avenue Vision Project, a $15 million initiative to transform downtown Escondido into a vibrant, pedestrian friendly hub. This effort will enhance foot traffic, improve pedestrian accessibility, and attract higher-quality tenants. The city's vision is to position downtown Escondido as a vibrant, high-demand community hub for retail, office, and dining. The City of Escondido is also in the process of implementing its 2026–2030 Capital Improvement Program (CIP), a five-year multi-million-dollar plan that focuses on infrastructure improvements to improve quality of life, safety, and functionality of public services. Properties in this area will benefit from increasing demand, more retail traffic, and overall economic growth as Escondido evolves. The property size is 15806 square feet.
Key Highlights
- 100% leased multi‑tenant asset providing immediate cashflow.
- Located in downtown Escondido within the Grand Avenue corridor.
- Positioned at the heart of the Grand Avenue Vision Project, a $15 million initiative to transform downtown Escondido.
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
$272,654
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
6.90%
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%
$5,453,080
$5.5M
Cap Rate 7%
$3,895,057
$3.9M
Cap Rate 9%
$3,029,489
$3.0M
Market Conditions
NOI Build-Up for 15,806 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
$474.2K $30.00/SF
− Vacancy
−$37.9K −$2.40/SF
EGI
$436.2K $27.60/SF
− OpEx
−$163.6K −$10.35/SF
NOI
$272.7K $17.25/SF
Area
Escondido, CA
Vacancy
8.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$5,453,080
Cap Rate 7%
$3,895,057
Cap Rate 9%
$3,029,489
Alternative Uses
Best Use
Mixed Use
$3.90M
$3.41M – $4.54M
NOI $272,654 @ 7.0% cap · market cap 6.90%
Second Best
Retail
$3.64M
$3.19M – $4.25M
NOI $254,919 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$5.58M
$4.88M – $6.51M
NOI $390,573 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,690
Businesses Nearby
346k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 34%
Groceries 23%
Dining 23%
Leisure 8%
Northgate Gonzalez Markets
Groceries
53,511 visits/mo
0.4 miles
Dutch Bros. Coffee
Dining
26,647 visits/mo
0.4 miles
Regal Cinemas Escondido 16
Leisure
26,595 visits/mo
0.2 miles
Smart & Final
Groceries
24,075 visits/mo
0.2 miles
Taco Bell
Dining
16,113 visits/mo
0.5 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?
Mixed-use property - 100% leased multi-tenant asset in downtown Escondido.
Where is this mixed-use property located?
The property is located at 201 E Grand Ave Escondido, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 100% leased multi‑tenant asset providing immediate cashflow.; Located in downtown Escondido within the Grand Avenue corridor.; Positioned at the heart of the Grand Avenue Vision Project, a $15 million initiative to transform downtown Escondido.
