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Escondido Commons 2 Retail Properties Offered at $2,500,000 in Escondido, CA
Investment Highlights
- 100% Leased, Income-Producing Asset - 11 tenants across 12 units, offering immediate in-place cash flow and minimized lease-up risk.
- Strong Current Returns With Higher Pro-Forma Potential - In-place NOI reflects a 6.11% cap rate, with short-term stabilization pushing 7.75%+
- Affordable Price Point for SoCal Retail—Under $300 PSF
- Ideal Small-Format Retail Mix—High Demand, Low Turnover Risk - most suites are under 1,000 sf with strong market demand.
- Recently Completed Capital Improvements Reduce Near-Term CapEx
- Situated in a High-Growth North County Community - Escondido continues to grow with strong economic, tourism, culinary and entertainment offerings
Executive Summary
CDC Commercial, Inc. is pleased to present this opportunity to acquire a 100% leased, multi-tenant retail shopping center located in the heart of downtown Escondido, CA.
The property totals approximately 8,388 square feet and is comprised primarily of smaller-format retail suites, most under 1,000 square feet. This unit size mix offers several advantages, including reduced exposure during tenant turnover and strong demand from local retail users seeking well-located, right-sized spaces—particularly in comparison to the larger-format retail options along Grand Avenue and in the surrounding market. The project offers a diverse tenant-mix including various salon, barber, and aesthetician services, restaurant/café, professional tax and legal services, an eco-friendly refillable containers store, and even a truck driving school.
The ownership has recently completed a series of capital improvements, including roof replacement, new paint, new signage program, replacement of multiple HVAC units, and various other upgrades addressing prior deferred maintenance. Vacancy has been stabilized, and the property has entered its next phase of value creation through mark-ing rents to market.
Approximately five tenants remain at below market rental rates (mid-$1’s psf/mo MG), while recent leasing activity has achieved rents of $2.50 psf/mo MG. Based on in-place income, the property is operating at an estimated 6.11% cap rate. Short term Pro-forma returns project a 8% cap rate by bringing the remaining below-market leases to current market rents, or replacing them with new tenants at higher rates. Significant additional upside exists through the conversion of leases to long-term NNN structures, supporting a pro-forma capitalization rate in excess of 8-10%.
Please contact brokers for additional financial and rent roll information.
This information is compiled from data which we believe to be correct but no liability is assumed by this company as to accuracy of such data.
The property totals approximately 8,388 square feet and is comprised primarily of smaller-format retail suites, most under 1,000 square feet. This unit size mix offers several advantages, including reduced exposure during tenant turnover and strong demand from local retail users seeking well-located, right-sized spaces—particularly in comparison to the larger-format retail options along Grand Avenue and in the surrounding market. The project offers a diverse tenant-mix including various salon, barber, and aesthetician services, restaurant/café, professional tax and legal services, an eco-friendly refillable containers store, and even a truck driving school.
The ownership has recently completed a series of capital improvements, including roof replacement, new paint, new signage program, replacement of multiple HVAC units, and various other upgrades addressing prior deferred maintenance. Vacancy has been stabilized, and the property has entered its next phase of value creation through mark-ing rents to market.
Approximately five tenants remain at below market rental rates (mid-$1’s psf/mo MG), while recent leasing activity has achieved rents of $2.50 psf/mo MG. Based on in-place income, the property is operating at an estimated 6.11% cap rate. Short term Pro-forma returns project a 8% cap rate by bringing the remaining below-market leases to current market rents, or replacing them with new tenants at higher rates. Significant additional upside exists through the conversion of leases to long-term NNN structures, supporting a pro-forma capitalization rate in excess of 8-10%.
Please contact brokers for additional financial and rent roll information.
This information is compiled from data which we believe to be correct but no liability is assumed by this company as to accuracy of such data.
Data Room Click Here to Access
- Offering Memorandum
Taxes & Operating Expenses (Actual - 2025) Click Here to Access |
Annual |
|---|---|
| Gross Rental Income |
$99,999
|
| Other Income |
$99,999
|
| Vacancy Loss |
$99,999
|
| Effective Gross Income |
$99,999
|
| Taxes |
-
|
| Operating Expenses |
-
|
| Total Expenses |
$99,999
|
| Net Operating Income |
$99,999
|
Taxes & Operating Expenses (Actual - 2025) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Taxes | |
|---|---|
| Annual | - |
| Operating Expenses | |
|---|---|
| Annual | - |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
Property Facts
| Price | $2,500,000 | Number of Properties | 2 |
| Price / SF | $323.33 / SF | Individually For Sale | 0 |
| Cap Rate | 6.11% | Total Building Size | 7,732 SF |
| Sale Type | Investment | Total Land Area | 0.47 AC |
| Status | Active |
| Price | $2,500,000 |
| Price / SF | $323.33 / SF |
| Cap Rate | 6.11% |
| Sale Type | Investment |
| Status | Active |
| Number of Properties | 2 |
| Individually For Sale | 0 |
| Total Building Size | 7,732 SF |
| Total Land Area | 0.47 AC |
Properties
| Property Name / Address | Property Type | Size | Year Built | Individual Price |
|---|---|---|---|---|
| 145-159 S Orange St, Escondido, CA 92025 | Retail | 6,427 SF | 1965 | - |
| 412-416 W 2nd Ave, Escondido, CA 92025 | Retail | 1,305 SF | 1972 | - |
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Escondido Commons
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