Operational Office Unit with Security
For Sale
$799,999
911 S Andreasen, Escondido, CA 92029
COMMERCIAL - Escondido, CA
Property Size3,000 SF
Price / SF$266.67
Days on Market101
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: Aug 19
Last Checked: Aug 23 at 11:06AM
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.
The offering includes a 3,000-square-foot leased office space associated with an operating private security and patrol company. The business has more than 20 years of operating history, experienced personnel, established systems, and a client base exceeding 200 residential and commercial accounts.
Services include vehicle patrol, parking enforcement, and on-site security for homeowner associations, apartment communities, private residences, and commercial properties. The transaction includes the leasehold interest, physical business assets, and patrol vehicles, providing an office-based operating platform with established client relationships.
Services include vehicle patrol, parking enforcement, and on-site security for homeowner associations, apartment communities, private residences, and commercial properties. The transaction includes the leasehold interest, physical business assets, and patrol vehicles, providing an office-based operating platform with established client relationships.
Key Highlights
- 3,000‑square‑foot leased office space included
- Private security and patrol company with more than 20 years of operating history
- Client base of over 200 residential and commercial accounts
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
$54,626
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
6.83%
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%
$1,092,520
$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
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
$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 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%
$1,092,520
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
Property Profile
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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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: 3,000‑square‑foot leased office space included; Private security and patrol company with more than 20 years of operating history; Client base of over 200 residential and commercial accounts
