Updated Multifamily Property with
For Sale
$1,850,000
238-46 East 15th Avenue, Escondido, CA 92025
Well-maintained 5-unit property with updates, garages, and yard space.
Property Size5,200 SF
Lot Size0.37 Acres
Price / SF$355.77
Days on Market211
Property Features for 238-46 East 15th Avenue
General Information
Standard status
Active
Size
5,200 SF
Lot size
0.37 Acres
Property subtype
Commercial-Res Income / Com-Res Income
Amenities
1 Story
Wall/Window
Wall
1
2.0
4
2
Listing Agency:
PROPR Real Estate Inc.
(619) 955-0513
Listed By:
Anthony L Burman · License #01951375
(619) 955-0513
Source:
Compass
Added: Jan 25
Changed: Aug 23
Last Checked: Aug 21 at 4:33AM
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 PROPR Real Estate Inc.
Investment Insights
Based on property information with market context.
This is a well-maintained 5-unit multifamily property. Each unit features 2 bedrooms and has been updated with modern flooring, fresh paint, and renovated kitchens and bathrooms. Every unit includes in-unit washer/dryer hookups and private yard space. The property provides five garages, consisting of two 2-car garages and three single-car garages. The property is situated on a lot that exceeds 16,000 square feet. There is potential for an ADU addition.
Key Highlights
- Five updated units featuring 2 bedrooms, modern flooring, fresh paint, and renovated kitchens and bathrooms.
- Each unit includes in‑unit washer/dryer hookups and private yard space.
- Expansive 16,000+ square foot lot with potential for ADU addition.
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
$85,946
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
4.65%
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%
$1,718,920
$1.7M
Cap Rate 7%
$1,227,800
$1.2M
Cap Rate 9%
$954,956
$955.0K
Market Conditions
NOI Build-Up for 5,200 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
$165.4K $31.80/SF
− Vacancy
−$9.1K −$1.75/SF
EGI
$156.3K $30.05/SF
− OpEx
−$70.3K −$13.52/SF
NOI
$85.9K $16.53/SF
Area
Escondido, CA
Vacancy
5.50%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,718,920
Cap Rate 7%
$1,227,800
Cap Rate 9%
$954,956
Alternative Uses
Best Use
Apartment 5plus
$1.23M
$1.07M – $1.43M
NOI $85,946 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.84M
$1.61M – $2.14M
NOI $128,494 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
994
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained 5-unit property with updates, garages, and yard space.
Where is this apartment building located?
The property is located at 238-46 East 15th Avenue Escondido, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Five updated units featuring 2 bedrooms, modern flooring, fresh paint, and renovated kitchens and bathrooms.; Each unit includes in‑unit washer/dryer hookups and private yard space.; Expansive 16,000+ square foot lot with potential for ADU addition.
