Office Units with Patrol
For Sale
$799,999
911 S Andreasen, Escondido, CA 92029
Commercial Sale, Escondido, CA
Property Size3,000 SF
Price / SF$266.67
Days on Market146
Property Features for 911 S Andreasen
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Business Park
Subdivision
ESCONDIDO (92029)
Standard status
Active
Listing Agency:
Coastal Luxe Properties, Inc
(858) 705-1699
Listed By:
Chuck Buss · License #01352663
(858) 699-3302
Added: May 15
Changed: Sep 5
Last Checked: Oct 7 at 5:06PM
MLS# 260011872
Copyright © 2026 San Diego MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office property is offered with an operating private security and patrol company, its leasehold interest, physical assets, and patrol vehicles. The business has operated for more than 20 years under family ownership and provides vehicle patrol, parking enforcement, and on-site security services. Its leased office measures 3,000 square feet and is supported by experienced personnel and established operating systems.
The company serves more than 200 residential and commercial accounts, including homeowner associations, apartment communities, private residences, and commercial properties. The included client base and operational infrastructure provide a fully functioning office-based platform for the existing security business. The transaction includes the office leasehold, physical assets, and patrol cars.
The company serves more than 200 residential and commercial accounts, including homeowner associations, apartment communities, private residences, and commercial properties. The included client base and operational infrastructure provide a fully functioning office-based platform for the existing security business. The transaction includes the office leasehold, physical assets, and patrol cars.
Key Highlights
- >20 years of operating history under family ownership
- More than 200 residential and commercial accounts
- 3,000 SF leased office space included
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$54,626
Cap Rate
6.83%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,092,520
$1.1M
Cap Rate 7%
$780,371
$780.4K
Cap Rate 9%
$606,956
$607.0K
Market Conditions
NOI Build-Up for 3,000 SF
Gross rent
$86.4K $28.80/SF
− Vacancy
−$13.6K −$4.52/SF
EGI
$72.8K $24.28/SF
− OpEx
−$18.2K −$6.07/SF
NOI
$54.6K $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 Rate 5%
$1,092,520
Cap Rate 7%
$780,371
Cap Rate 9%
$606,956
Alternative Uses
Best Use
Office B
$780.4K
$682.8K – $910.4K
NOI $54,626 @ 7.0% cap · market cap 6.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$926.6K – $1.24M
NOI $74,131 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,712
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 units - Leased office space supports an established security and patrol operation serving residential and commercial accounts.
Where is this office units located?
The property is located at 911 S Andreasen Escondido, CA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: >20 years of operating history under family ownership; More than 200 residential and commercial accounts; 3,000 SF leased office space included
