Fitness Center With Cell
For Sale
$4,290,000
525 S Coast Hwy 101, Oceanside, CA 92054
The property pairs a climbing-gym tenancy with rooftop telecommunications infrastructure.
Property Size8,550 SF
Days on Market31
Property Features for 525 S Coast Hwy 101
General Information
Standard status
Active
Size
8,550 SF
Property subtype
Retail
Additional Details
Asking Price
$4,290,000
Building Details
Building Size
8,550 SF
Year Built
2000
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Mie Kim · License #01754560
Source:
Velocityrealtysd
Added: Jul 11
Changed: Aug 4
Last Checked: Aug 10 at 9:28AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 2000, the property combines a climbing gym operated by Vital Climbing Gym with a T-Mobile cell tower. The two-part commercial configuration brings together an active fitness use and telecommunications infrastructure at 525 S Coast Hwy 101 in Oceanside, California.
The building includes a newer primary roof and a maintained lower roof. T-Mobile has occupied the site since 2000, while the telecommunications lease is scheduled to expire on 7/31/2028. The Vital Gym lease includes 2% annual escalations, providing a defined contractual growth component. The property’s location within the City of Oceanside is also relevant to the tower, where permitting restrictions apply to new telecommunications sites.
The building includes a newer primary roof and a maintained lower roof. T-Mobile has occupied the site since 2000, while the telecommunications lease is scheduled to expire on 7/31/2028. The Vital Gym lease includes 2% annual escalations, providing a defined contractual growth component. The property’s location within the City of Oceanside is also relevant to the tower, where permitting restrictions apply to new telecommunications sites.
Key Highlights
- Vital Climbing Gym occupies the property as an operating fitness use
- T‑Mobile cell tower has been on site since 2000
- Telecommunications lease expires on 7/31/2028
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$130,740
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.05%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,614,800
$2.6M
Cap Rate 7%
$1,867,714
$1.9M
Cap Rate 9%
$1,452,667
$1.5M
Market Conditions
NOI Build-Up for 8,550 SF
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.
Gross rent
$214.4K $25.08/SF
− Vacancy
−$27.7K −$3.24/SF
EGI
$186.8K $21.84/SF
− OpEx
−$56.0K −$6.55/SF
NOI
$130.7K $15.29/SF
Area
Oceanside, CA
Vacancy
12.90%
Lease Rate
$25.08 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,614,800
Cap Rate 7%
$1,867,714
Cap Rate 9%
$1,452,667
Alternative Uses
Best Use
Retail
$1.87M
$1.63M – $2.18M
NOI $130,740 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.86M
$2.50M – $3.34M
NOI $200,177 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,123
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92054, CA
38,667
Population
18,113
Households
2.1
Avg Household Size
38
Median Age
36%
College-Educated
86%
High-School Grad
7.5 sq mi
ZIP Area
5,156
Density / Sq Mi
$76,974
Median Household Income
$38,716
Median Earnings
$1,847
Median Rent
$851,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Social Garden — 1021 S Coast Hwy, Oceanside, CA 92054
- Tuneupfit — 845 S Coast Hwy, Oceanside, CA 92054
- Stone Impact — 845 S Coast Hwy, Oceanside, CA 92054
- Origin Chiropractic Oceanside — 821 S Tremont St Suite C, Oceanside, CA 92054
- Performance360 Strength & Conditioning — 601 Oceanside Blvd, Oceanside, CA 92054
Frequently Asked Questions
What type of property is this?
Fitness center & gym - The property pairs a climbing-gym tenancy with rooftop telecommunications infrastructure.
Where is this fitness center & gym located?
The property is located at 525 S Coast Hwy 101 Oceanside, CA.
What is the asking price?
The asking price for this property is $4,290,000.
What are key features of this property?
This property features: Vital Climbing Gym occupies the property as an operating fitness use; T‑Mobile cell tower has been on site since 2000; Telecommunications lease expires on 7/31/2028
