ESCONDIDO VALLEY CENTER. 1346, 1352 & 1358 West Valley Parkway Escondido, California SAN DIEGO GROCERY-ANCHORED INVESTMENT OPPORTUNITY
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1 ESCONDIDO VALLEY CENTER 1346, 1352 & 1358 West Valley Parkway Escondido, California SAN DIEGO GROCERY-ANCHORED INVESTMENT OPPORTUNITY
2 INVESTMENT ADVISORS ROB IPPOLITO T rippolito@ngkf.com CA RE License # GLENN RUDY T grudy@ngkf.com CA RE License # BILL BAUMAN Vice Chairman T bill.bauman@ngkf.com CA RE License # KYLE R. MILLER Executive Managing Director T kyle.miller@ngkf.com CA RE License # LOCAL LEASING ADVISOR JOHN JENNINGS T jjennings@ngkf.com CA RE License # FINANCING JESSE LOWE Managing Director T jesse.lowe@ngkf.com CA RE License # RETAIL ANALYST JOHN DEMPSEY Financial Analysis Director T jodempsey@ngkf.com CA RE License # NKF Capital Markets 4655 Executive Drive, Suite 800 San Diego, California Corporate License #
3 EXECUTIVE SUMMARY NKF Capital Markets Retail is pleased to present the opportunity to acquire the Escondido Valley Center, a 92,000 square foot grocery-anchored neighborhood center located in north San Diego County. Escondido Valley Center was artfully repositioned in 2017 and is now home to industry leading tenants ALDI Supermarket, HomeGoods, BevMo! and Staples. Escondido Valley Center has successfully transitioned from its former community center status to a grocery anchored asset; a true testimonial to the quality of the underlying real estate and demand profile of the West Escondido retail submarket. Escondido Valley Center is 100% leased and located one block from Interstate 15 at Escondido s premier retail intersection of 9 th Avenue and West Valley Parkway. The acquisition of Escondido Valley Center not only affords its investor the safety of its supermarket anchor, but offers a highly regarded submarket that boasts an impressive list of today s best-in-class retailers (see page 13). It s truly rare to find a submarket where retail re-development (and associated cost to do so) is a viable strategy. Only the strongest demand can accommodate such an undertaking. West Escondido is one of those examples. The West Escondido submarket not only serves as the dominant retail corridor, but also has distinguished itself as the premier business district in northeast San Diego. The submarket s healthy blend of non-retail destinations include eighteen car dealerships, the recently constructed 740,000 square foot Palomar Medical Center, and is home to Stone Brewery, the largest brewery in Southern California. This combination enhances the area s drawing power making it a true destination. Escondido Valley Center represents an excellent long-term grocery-anchored investment in a proven North San Diego county submarket. Its location, upgraded tenancy and impressive history make the acquisition of Escondido Valley Center an excellent long term retail investment.
4 INVESTMENT HIGHLIGHTS NORTH SAN DIEGO COUNTY RETAIL San Diego County continues to perform as one of the top retail markets in the nation. With a scarcity of quality assets available, the opportunity to acquire Escondido Valley Center provides an investor with a stable asset in the highly soughtafter north county region. GROCERY ANCHORED Grocery anchored retail continues to outperform all other retail products. ALDI Supermarket delievers a much needed value proposition for area consumers, as well as the coveted daily needs draw of customers that enhances the sales of other retailers in the center. CREDIT PROFILE 97% of the offered GLA is occupied by today s premier retailers providing ease of management and a reliable income stream. STABILITY & TENURE Staples and BevMo! have occupied the center since 2000 and 2008 respectively while new additions ALDI Supermarkets and HomeGoods have committed to new 10 year leases. RECENT CAPITAL IMPROVEMENTS With new additions ALDI Supermarkets and HomeGoods, Escondido Valley Center is the recipient of over $2.5 Million of extensive capital improvements including parking, new roofs, HVAC and new facades thereby limiting near term capital expenditures. MARKET CO-TENANCY West Escondido is home to an impressive list of industry leading retailers including Target, Home Depot, TJ Maxx, Dick s Sporting Goods, Albertson s, Ross Dress for Less, Petco, In-N-Out and more. Overall occupancy for the submarket stands at 98%
5 INVESTMENT HIGHLIGHTS BARRIERS TO ENTRY No developable parcels in the immediate or surrounding trade area will result in continued demand for existing centers and rent appreciation. DENSE/AFFLUENT CUSTOMER BASE Estimated population of 150,177 and average annual household incomes of $73,401 in three miles demonstrate density as well as expendable income. DAYTIME / OFF-PEAK TRADE Escondido Valley Center s daytime population within two miles of the center is more than 50,000 people bolstered by Palomar Hospital (3,300 employees), Stone Brewing Company, and eighteen car dealerships. EXCELLENT TRAFFIC GENERATORS With 61,000 cars passing Escondido Valley Center along West Valley Parkway and Auto Parkway, traffic counts at the center are the highest in the city. EASE OF MANAGEMENT Five tenants in one building offers ease of management. NO EXISTING FINANCING The asset will be delivered free and clear of existing debt.
6 INVESTMENT ADVISORS ROB IPPOLITO T rippolito@ngkf.com CA RE License # GLENN RUDY T grudy@ngkf.com CA RE License # BILL BAUMAN Vice Chairman T bill.bauman@ngkf.com CA RE License # KYLE R. MILLER Executive Managing Director T kyle.miller@ngkf.com CA RE License # LOCAL LEASING ADVISOR JOHN JENNINGS T jjennings@ngkf.com CA RE License # FINANCING JESSE LOWE Managing Director T jesse.lowe@ngkf.com CA RE License # RETAIL ANALYST JOHN DEMPSEY Financial Analysis Director T jodempsey@ngkf.com CA RE License # NKF Capital Markets 4655 Executive Drive, Suite 800 San Diego, California Corporate License #
7 OFFERING GUIDELINES $27,675,000 PRICE 92,169 RENTABLE SQUARE FEET $1,522,217 YEAR 1 NOI 5.50% CAP RATE 100.0% OCCUPANCY ACRES LAND AREA
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