Parkway Villa Center | 6% CAP Rate w/ Upside 1815 E Valley Pky 15,309 SF 100% Leased Retail Building Escondido, CA 92027 $5,151,250 ($336.49/SF) 6.09% Cap Rate

The Ovaness Rostamian Group of Marcus & Millichap is pleased to present 1815 East Valley Parkway, Escondido, CA—a 15,309-square-foot daily needs shopping center located in one of North San Diego County’s most accessible and demographically robust retail corridors. This fully leased property offers stable, diversified income with meaningful upside potential through below-market rents and strong tenant retention. Situated along East Valley Parkway, Escondido’s primary east–west commercial thoroughfare, the center features 307 feet of frontage and benefits from ±25,904 vehicles per day (VPD), drawing consistent traffic from both commuters and neighborhood shoppers.
The property sits one block from major regional shopping centers—including Valley Plaza, Vineyard Square, and Escondido Village—anchored by high-volume national retailers like Walmart, Home Depot, and Albertsons. Its strong tenant mix includes QSR/dining (29%), professional services (34%), and medical (6%), with nine tenants averaging 1,701 square feet per space. In-place rents average $1.85 PSF/month, which is approximately 30% below market rents currently ranging from $2.00–$2.57 PSF/month. The offering includes 47 dedicated parking stalls, ensuring ample capacity for tenant and customer needs.
The surrounding trade area boasts over 181,000 residents within a five-mile radius, supported by an average household income of $116,363. The city of Escondido has identified East Valley Parkway as a key growth corridor, with new multifamily and senior housing projects under development nearby that are expected to increase daytime foot traffic and long-term retail demand. The city is also actively pursuing business-friendly policies through its 2023–2028 Economic Development Strategy, including investment in infrastructure, streamlined permitting, and targeted industry support in healthcare, biotech, and AgTech.
Escondido benefits from a strong and diverse employment base anchored by Palomar Medical Center, Stone Brewing, Dr. Bronner’s, and the Escondido Union School District, among others. The property also offers excellent regional connectivity, with direct access to Interstate 78 and close proximity to the Escondido Transit Center, linking the site to San Diego, Riverside, and Los Angeles Counties via light rail and rapid bus service. With a retail vacancy rate of 4.0% in San Diego County—and only 5.6% in Escondido strip centers—1815 East Valley Parkway presents investors with a rare opportunity to acquire a high-visibility, income-generating retail asset with below-market rents and immediate value-add potential in one of North County’s most established trade areas.