San Ysidro Mixed-Use Investment
165 W San Ysidro Blvd San Ysidro, CA 92173
For Sale
$4,099,000
New 7-unit mixed-use property near U.S.-Mexico border.
Property Size7,989 SF
Lot Size0.32 Acres
Price / SF$513.08
Days on Market117
Property Features for 165 W San Ysidro Blvd
General Information
Standard status
Active
Size
7,989 SF
Lot size
0.32 Acres
Property subtype
Commercial
Building Details
Year Built
2021
Listing Agency:
eXp Realty of California Inc.
(619) 398-6463
Listed By:
Adrian Soto · License #02033741
(619) 398-6463
Source:
Elliman
Added: Apr 4
Changed: Jul 10
Last Checked: Jul 19 at 6:43AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty of California Inc.
Investment Insights
Based on property information with market context.
Located in San Ysidro, California, this mixed-use property at 165 W San Ysidro Blvd presents an investment opportunity. The two-story building features seven units and is situated approximately 1.5 miles from the U.S.-Mexico border crossing. Constructed recently, the property offers 7,989 square feet of rentable space on a 14,000 square foot lot. The zoning is CC-3-4, allowing for flexible use options. The property includes grease interceptors and elevator service. There are 20 on-site parking spaces available. The surrounding area includes schools, shops, and a residential population of over 55,000 within a two-mile radius. The location has a walk score of 78, indicating it is very walkable, a bike score of 56, indicating it is bikeable, and a transit score of 53, indicating good transit options. The property is suitable for restaurants, medical offices, or professional services.
Key Highlights
- Prime location: Just 1.5 miles from the world's busiest land border crossing.
- New construction (2021) offers 7 units with 7,989 SF of rentable space.
- Mixed‑use zoning (CC‑3‑4) provides flexible options for restaurants, medical offices, or professional services.
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $287.6k | $36.00 |
| − Vacancy | −$12.1k | −$1.52 |
| EGI | $275.5k | $34.48 |
| − OpEx | −$82.6k | −$10.35 |
| NOI | $192.8k | $24.14 |
7,989 SF · lease $36.00/SF/yr · vacancy 4.21% · expense 30.00%
Alternative Uses
Best Use
Retail
$2.75M
$2.41M – $3.21M
NOI $192,847 @ 7.0% cap · market cap 4.70%
Second Best
Mixed Use
$2.20M
$1.93M – $2.57M
NOI $154,347 @ 7.0% cap · market cap 3.77%
Theoretical Best
Specialty Retail
$3.16M
$2.76M – $3.68M
NOI $220,880 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Mixed-use property - New 7-unit mixed-use property near U.S.-Mexico border.
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 world's busiest land border crossing.; New construction (2021) offers 7 units with 7,989 SF of rentable space.; Mixed‑use zoning (CC‑3‑4) provides flexible options for restaurants, medical offices, or professional services.
