Fully Leased Retail
For Sale
Contact for pricing
401 N Coast Hwy, Oceanside, CA 92054
Stabilized, cash-flowing retail investment in Oceanside, California.
Property Size12,740 SF
Price / SF$427.79
Days on Market737
Property Features for 401 N Coast Hwy
General Information
Standard status
Active
Size
12,740 SF
Property subtype
Retail, Office
Zoning
D-9
Building Details
Year Built
2008
Listing Agency:
Commercial Asset Advisors
(858) 360-3000
Listed By:
Brian Jenkins · License #CA01814828
Source:
Crexi
Added: Aug 16, 2024
Changed: Aug 8
Last Checked: May 12 at 9:20PM
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 Commercial Asset Advisors
Investment Insights
Based on property information with market context.
Located at 401 N. Coast Highway in Oceanside, CA, this fully leased multi-tenant retail condominium offers investors a chance to acquire a stabilized, cashflowing asset. The property features eight established tenants and limited landlord responsibilities. As part of a commercial condominium structure, the property allows for simplified ownership and reduced operational oversight. Investors can take advantage of bonus depreciation benefits, as a high percentage of the purchase price may be allocated to depreciable improvements. Positioned along North Coast Highway, the property is blocks from the beach, Oceanside Pier, and the downtown core. The surrounding area has seen revitalization, with new hotels, restaurants, residential developments, and cultural attractions. Oceanside has over $1 billion in new development either completed or underway, including beachfront resorts, mixed-use projects, and transit-oriented developments. The property is approximately 12,740 square feet. With a +/- 7.00% in-place capitalization rate, this offering represents an opportunity to own an income-generating asset.
Key Highlights
- Stabilized, Fully Leased Retail Condominium: Provides immediate cash flow with eight established tenants.
- Prime Coastal Location: Situated on North Coast Highway, blocks from the beach, pier, and downtown Oceanside.
- High Growth Area: Oceanside is experiencing significant revitalization with over $1 billion in new development.
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
$194,811
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
3.57%
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%
$3,896,220
$3.9M
Cap Rate 7%
$2,783,014
$2.8M
Cap Rate 9%
$2,164,567
$2.2M
Market Conditions
NOI Build-Up for 12,740 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
$319.5K $25.08/SF
− Vacancy
−$41.2K −$3.24/SF
EGI
$278.3K $21.84/SF
− OpEx
−$83.5K −$6.55/SF
NOI
$194.8K $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%
$3,896,220
Cap Rate 7%
$2,783,014
Cap Rate 9%
$2,164,567
Alternative Uses
Best Use
Retail
$2.78M
$2.44M – $3.25M
NOI $194,811 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.26M
$3.73M – $4.97M
NOI $298,275 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,987
Businesses Nearby
Under-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.
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Frequently Asked Questions
What type of property is this?
Shopping center - Stabilized, cash-flowing retail investment in Oceanside, California.
Where is this shopping center located?
The property is located at 401 N Coast Hwy Oceanside, CA.
What is the asking price?
The asking price for this property is $5,450,000.
What are key features of this property?
This property features: Stabilized, Fully Leased Retail Condominium: Provides immediate cash flow with eight established tenants.; Prime Coastal Location: Situated on North Coast Highway, blocks from the beach, pier, and downtown Oceanside.; High Growth Area: Oceanside is experiencing significant revitalization with over $1 billion in new development.
