Freestanding Commercial
For Sale
Contact for pricing
228 N Broadway, Escondido, CA 92025
Move-in ready freestanding building with a functional layout for professional, medical, retail, or service users.
Property Size2,158 SF
Price / SF$556.07
Days on Market166
Property Features for 228 N Broadway
General Information
Standard status
Active
Size
2,158 SF
Class
A
Property subtype
Office, Retail
Investment Type
Owner/User
Building Details
Stories
1
Listing Agency:
Commercial Asset Advisors
Listed By:
Brian Jenkins · License #CA01814828
(858) 360-3000
Source:
Crexi
Added: Mar 31
Changed: Sep 12
Last Checked: Sep 12 at 6:09AM
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 Commercial Asset Advisors
Investment Insights
Based on property information with market context.
228 N Broadway is a freestanding commercial building offering a highly functional layout suitable for a variety of professional, medical, retail, and service-oriented uses. The interior is described as well maintained with recent upgrades, presenting a clean, move-in ready environment for an owner-user seeking immediate occupancy without repositioning.
The property is situated just off Downtown Escondido’s Grand Avenue corridor and is described as having excellent visibility and convenient access. It is positioned within immediate proximity to restaurants, retail, and community amenities associated with the Downtown Escondido experience.
Overall, the building is presented as a controlled, well-located commercial asset within an established urban corridor, with interior improvements intended to support straightforward occupancy across multiple business types.
The property is situated just off Downtown Escondido’s Grand Avenue corridor and is described as having excellent visibility and convenient access. It is positioned within immediate proximity to restaurants, retail, and community amenities associated with the Downtown Escondido experience.
Overall, the building is presented as a controlled, well-located commercial asset within an established urban corridor, with interior improvements intended to support straightforward occupancy across multiple business types.
Key Highlights
- Freestanding commercial building offering a highly functional layout for professional, medical, retail, and service‑oriented users
- Move‑in ready with well‑maintained interior improvements and recent upgrades
- Situated just off Downtown Escondido’s Grand Avenue corridor
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
$39,295
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
3.27%
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%
$785,900
$785.9K
Cap Rate 7%
$561,357
$561.4K
Cap Rate 9%
$436,611
$436.6K
Market Conditions
NOI Build-Up for 2,158 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
$62.2K $28.80/SF
− Vacancy
−$9.8K −$4.52/SF
EGI
$52.4K $24.28/SF
− OpEx
−$13.1K −$6.07/SF
NOI
$39.3K $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%
$785,900
Cap Rate 7%
$561,357
Cap Rate 9%
$436,611
Alternative Uses
Best Use
Office B
$561.4K
$491.2K – $654.9K
NOI $39,295 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$761.8K
$666.6K – $888.8K
NOI $53,325 @ 7.0% cap · market cap 4.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,996
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
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Move-in ready freestanding building with a functional layout for professional, medical, retail, or service users.
Where is this office building located?
The property is located at 228 N Broadway Escondido, CA.
What is the asking price?
The asking price for this property is $1,199,999.
What are key features of this property?
This property features: Freestanding commercial building offering a highly functional layout for professional, medical, retail, and service‑oriented users; Move‑in ready with well‑maintained interior improvements and recent upgrades; Situated just off Downtown Escondido’s Grand Avenue corridor
