145-159 S Orange St &, Escondido, CA 92025 For Sale

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%.