Freestanding Flex Space with
For Sale
$2,695,000
2128 Auto Park Way, Escondido, CA 92029
Fenced parking, grade-level doors, and three-phase power support a range of commercial operations.
Property Size8,087 SF
Lot Size0.56 Acres
Price / SF$333.25
Days on Market108
Property Features for 2128 Auto Park Way
General Information
Standard status
Active
Size
8,087 SF
Lot size
0.56 Acres
Property subtype
Industrial
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Power
600 amps
Three-Phase Power
Yes
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Building Size
8,087 SF
Listing Agency:
CBRE - San Diego
(858) 646-4743
Listed By:
Chris Williams · License #01791013
(858) 646-4743
Source:
Cbre
Added: May 16
Changed: Aug 31
Last Checked: Aug 31 at 12:56PM
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 CBRE - San Diego
Investment Insights
Based on property information with market context.
Located at 2128 Auto Park Way in Escondido, this freestanding flex property contains approximately 8,087 square feet on a 0.56-acre parcel. The building includes a second-floor bonus mezzanine, 14' to 16' clear height, and two grade-level roll-up doors, providing a practical configuration for users requiring both workspace and operational functionality.
The property offers a fenced parking lot and convenient connectivity to Highway 78 and Interstate 15. Its electrical service includes 600A, 120/120V, three-phase power, supporting commercial and industrial applications that require substantial utility capacity.
The property offers a fenced parking lot and convenient connectivity to Highway 78 and Interstate 15. Its electrical service includes 600A, 120/120V, three-phase power, supporting commercial and industrial applications that require substantial utility capacity.
Key Highlights
- Approximately 8,087‑square‑foot freestanding building on a 0.56‑acre parcel
- 14' - 16' clear height with a second‑floor bonus mezzanine
- Two grade‑level roll‑up doors
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
$108,392
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
4.02%
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%
$2,167,840
$2.2M
Cap Rate 7%
$1,548,457
$1.5M
Cap Rate 9%
$1,204,356
$1.2M
Market Conditions
NOI Build-Up for 8,087 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
$135.9K $16.80/SF
− Vacancy
−$8.3K −$1.03/SF
EGI
$127.5K $15.77/SF
− OpEx
−$19.1K −$2.37/SF
NOI
$108.4K $13.40/SF
Area
Escondido, CA
Vacancy
6.14%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
15.00%
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%
$2,167,840
Cap Rate 7%
$1,548,457
Cap Rate 9%
$1,204,356
Alternative Uses
Best Use
Warehouse
$1.55M
$1.35M – $1.81M
NOI $108,392 @ 7.0% cap · market cap 4.02%
Second Best
Industrial
$1.28M
$1.12M – $1.49M
NOI $89,264 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$2.85M
$2.50M – $3.33M
NOI $199,833 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,122
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced parking, grade-level doors, and three-phase power support a range of commercial operations.
Where is this flex space located?
The property is located at 2128 Auto Park Way Escondido, CA.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: Approximately 8,087‑square‑foot freestanding building on a 0.56‑acre parcel; 14' - 16' clear height with a second‑floor bonus mezzanine; Two grade‑level roll‑up doors
