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PRIME VALUE-ADD RETAIL CENTER IN DOWNTOWN ESCONDIDO REVITALIZATION ZONE | Discover an exceptional investment opportunity at The Patio Shops, a fully occupied 5,330 SF retail center strategically located in Downtown Escondido’s $15M Grand Avenue Vision Project Zone. This thriving property delivers immediate cash flow while presenting a clear path to increased income and value with current rents averaging $1.57/SF/month—36.4% below the market average of $2.47/SF/month. Positioned at the heart of the Grand Avenue revitalization, this asset stands to benefit directly from extensive streetscape improvements, widened sidewalks, expanded outdoor dining areas, and enhanced pedestrian zones, all driving foot traffic and boosting retail demand. The Patio Shops is surrounded by transformational projects, including the 625 E. Grand Ave Luxury Condos, which are drawing higher-income residents to the area and further fueling demand for premium retail spaces. The property’s 12 established tenants, spanning boutique retail and service sectors, provide stable in-place cash flow while offering substantial upside potential through strategic rent realignment and tenant optimization. Comparable properties within the revitalization zone are achieving rents as high as $2.65/SF/month, highlighting the opportunity to capture market growth and elevate NOI. This is more than just a property—it’s a chance to own a pivotal piece of Escondido’s transformation, with a unique combination of below-market rents, high-demand location, and strong market fundamentals. Don’t miss this rare value-add opportunity to secure both immediate returns and long-term appreciation. Contact us today to schedule a private tour! Call or Text Richard and Diane Eisendrath at 760-815-8009. NOTE: All information is deemed reliable but not guaranteed by Sellers or their Agents. The Buyers, their Agent's should independently verify all information provided herein. The broker and seller assume no responsibility for errors or omissions.
Property Type(s):
Commercial
| Last Updated | 1/7/2025 | Year Built | 1952 |
|---|---|---|---|
| Community | Escondido | County | San Diego |
Additional Details
| AREA | Escondido |
|---|---|
| CONSTRUCTION | Block, Brick, Drywall, Stucco |
| HOA DUES | 0 |
| LOT | 7115 acre(s) |
| LOT DESCRIPTION | Zero Lot Line |
| STORIES | 1 |
| UTILITIES | Electricity Connected |
| ZONING | Commercial |
Location
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The information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. Any information relating to a property referenced on this web site comes from the Internet Data Exchange (“IDX”) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. Any information relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. The data contained herein is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
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