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    Mixed-Use Property Near U.S.-Mexico Border Title is generated by Realmo AI

    165 W San Ysidro Blvd, San Ysidro, CA 92173

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    For Sale
    $4,099,000

    COMMERCIAL - San Ysidro, CA

    Property size:
    7,989 SF
    Lot size:
    0.31 Acres
    Price / SF:
    $513/SF
    Added:
    Apr 3, 2026
    Days on Market:
    58
    Last Refresh:
    May 30 at 6:06 am

    Property Features for 165 W San Ysidro Blvd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    COMMERCIAL
    Standard status
    Active
    APN
    666-030-08-00
    Size
    7,989 SF
    Lot size
    0.31 Acres

    Building Details

    Year built
    2021
    Floors in Building
    2
    Number of units
    1

    We can help!

    Listing Contact
    Adrian Soto

    Listing agent Adrian Soto License #02033741

    Listing office eXp Realty of California, Inc. 2603 Camino Ramon Suite 200, San Ramon, CA

    Listing date Apr 3, 2026

    MLS# 260007901

    Copyright © 2026 San Diego MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location just 1.5 miles from the busiest U.S.-Mexico border crossing.
    • New construction (2021) mixed‑use property with high visibility.
    • Flexible CC‑3‑4 zoning allows for various business types.
    • 7,989 SF of rentable space on a 14,000 SF lot.
    • Includes existing grease interceptors and elevator service.
    • Features 20 on‑site parking spaces.

    Overview

    Located in San Ysidro, California, this mixed-use property is situated approximately 1.5 miles from the U.S.-Mexico border. The two-story building features seven units and is located one block from a retail center. The property is suitable for owner-users and investors. It offers potential for restaurants, medical offices, or professional services. The property includes existing grease interceptors and elevator service. Constructed recently, the property has 7,989 square feet of rentable space on a 14,000-square-foot lot. It is zoned CC-3-4, allowing for flexible use options. The surrounding area includes schools and shops, with a residential population of over 55,000 within a two-mile radius. There are 20 on-site parking spaces.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ray Aeroclub Training Center

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Ysidro
    County
    San Diego
    State
    California
    Longitude
    -117.046776
    Latitude
    32.553516

    Nearby Similar for Sale

    • $1,680,000
      26,340 SF

      San Ysidro Industrial Condominiums For Sale

      Two industrial condominiums totaling 5,613 sqft near the border.
      2345 Via Segundo, San Ysidro, CA 92173
      View Details
    • $4,099,000
      7,989 SF

      San Ysidro Mixed-Use Investment Opportunity

      New 7-unit mixed-use property near U.S.-Mexico border.
      165 W San Ysidro Blvd, San Ysidro, CA 92173
      View Details
    • $1,350,000
      3,997 SF

      San Ysidro Multifamily Investment Opportunity

      Five-unit apartment complex near transportation and community amenities.
      200 E Park Ave, San Ysidro, CA 92173
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - High-visibility, seven-unit mixed-use property in San Ysidro.
    Where is this mixed-use property located?
    The property is located at 165 W San Ysidro Blvd San Ysidro, CA.
    What is the asking price?
    The asking price for this property is $4,099,000.
    What are key features of this property?
    This property features: Prime location just 1.5 miles from the busiest U.S.-Mexico border crossing.; New construction (2021) mixed‑use property with high visibility.; Flexible CC‑3‑4 zoning allows for various business types.
    (619) 398-6463
    We can help!
    Listing Contact
    Adrian Soto
    Real Estate License ID: 02033741
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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