Two-Story Multifamily Apartment
For Sale
$10,200,000
345 E Park Ave, Escondido, CA 92025
Villa Park is a 37-unit two-story apartment community with two-bedroom, one-bath layouts and private balconies.
Property Size27,750 SF
Price / SF$367.57
Days on Market100
Property Features for 345 E Park Ave
General Information
Standard status
Active
Size
27,750 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
37
Amenities
private balconies
off-street parking
laundry facilities
private pool area
Building Details
Year Built
1977
Stories
2
Tenancy
Multi
Listing Agency:
Marcus & Millichap
Listed By:
Austin Huffman ahuffman@ipausa.com
(951) 226-5454
Source:
Findahomenorthcountysandiego
Added: Jun 8
Changed: Sep 9
Last Checked: Sep 14 at 12:00PM
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 Marcus & Millichap
Investment Insights
Based on property information with market context.
Villa Park is a 37-unit multifamily community built in 1977. The two-story property features apartment homes with a unit mix consisting entirely of two-bedroom, one-bathroom layouts. Residents have access to private balconies, laundry facilities, and off-street parking, along with a private pool area.
The property is located at 345 E. Park Avenue in Escondido, California, with proximity to downtown amenities, local retail and dining, schools, parks, and major transportation corridors.
As a sizable residential income asset, Villa Park offers a functional, resident-focused configuration within an established community setting.
The property is located at 345 E. Park Avenue in Escondido, California, with proximity to downtown amenities, local retail and dining, schools, parks, and major transportation corridors.
As a sizable residential income asset, Villa Park offers a functional, resident-focused configuration within an established community setting.
Key Highlights
- 37‑unit multifamily community at 345 E. Park Avenue in Escondido, CA
- Built in 1977; two‑story apartment property
- All units feature 2‑bedroom, 1‑bath apartment homes
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
$458,653
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
4.50%
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%
$9,173,060
$9.2M
Cap Rate 7%
$6,552,186
$6.6M
Cap Rate 9%
$5,096,144
$5.1M
Market Conditions
NOI Build-Up for 27,750 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
$882.5K $31.80/SF
− Vacancy
−$48.5K −$1.75/SF
EGI
$833.9K $30.05/SF
− OpEx
−$375.3K −$13.52/SF
NOI
$458.7K $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%
$9,173,060
Cap Rate 7%
$6,552,186
Cap Rate 9%
$5,096,144
Alternative Uses
Best Use
Apartment 5plus
$6.55M
$5.73M – $7.64M
NOI $458,653 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.80M
$8.57M – $11.43M
NOI $685,714 @ 7.0% cap · market cap 6.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
37
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,775
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Villa Park is a 37-unit two-story apartment community with two-bedroom, one-bath layouts and private balconies.
Where is this apartment building located?
The property is located at 345 E Park Ave Escondido, CA.
What is the asking price?
The asking price for this property is $10,200,000.
What are key features of this property?
This property features: 37‑unit multifamily community at 345 E. Park Avenue in Escondido, CA; Built in 1977; two‑story apartment property; All units feature 2‑bedroom, 1‑bath apartment homes
