109 West San Ysidro Boulevard, San Diego, CA 92173

📍 Executive Overview

eXp Realty is pleased to exclusively present a pre-assembled 11,600-square-foot (~0.266 Acres) urban infill development footprint located fully within a federally designated Transit Priority Area (TPA) in San Ysidro (San Diego), CA. Comprising two contiguous, cross-collateralized tax parcels, this strategic portfolio features a rare L-shaped layout that unlocks crucial dual-street access and multi-faceted commercial-residential layout options that standard single-frontage lots cannot match.

📐 Strategic Layout & Dual-Zoning Integration

By merging these two adjacent lots under a single site plan, an incoming developer can seamlessly bridge two distinct municipal zoning frameworks:

• 109 W San Ysidro Blvd (Commercial Anchor): Features 4,600 square feet of high-visibility land zoned CC-3-4 (Community Commercial). Optimized for high-intensity, pedestrian-focused ground-floor retail, office space, or shopkeeper units with direct exposure to heavy pedestrian traffic.
• 111 W Park Ave (Residential Spine): Features a 7,000-square-foot multi-family lot zoned RM-1-3 (Residential - Multiple Minimum). This parcel opens directly onto a quieter, low-traffic residential street, providing the perfect ingress/egress channel for residential tenants, loading bays, and emergency vehicle access.

🚀 Capitalizing on the San Diego Bonus Ecosystem

This site is uniquely positioned to maximize San Diego's most aggressive municipal housing incentives:

• Complete Communities Program (Tier 3): Bypass standard per-unit density limits. Under this framework, development is governed strictly by an expansive 6.5 Floor Area Ratio (FAR), allowing for unprecedented vertical scale across the combined 11,600-square-foot footprint.
• Zero Parking Minimums: Because the site resides completely within an official TPA zone, all residential parking mandates are 100% eliminated. This dramatically reduces construction costs by removing the need for subterranean excavation or costly parking podiums, maximizing net rentable square footage.
• By-Right Ministerial Review: Eligible mixed-income or affordable housing concepts can bypass traditional, time-consuming discretionary boards and CEQA delays, accelerating the project directly through a streamlined ministerial approval track.

💰 Secure Holding Income During Entitlements

To mitigate risk against macro-market carrying costs, the property provides immediate financial downside protection. While your architectural team drafts plans and navigates the city permitting pipeline, 111 W Park Ave delivers active holding income. The lot features a modern, stabilized, 4-unit multi-family asset built in 2000 that maintains a historically low vacancy rate, generating reliable immediate cash flow to offset property taxes and soft pre-development costs.

🗺️ Location & Border Dynamics

Positioned minutes from the San Ysidro Land Port of Entry—the busiest land border crossing in the Western Hemisphere—this site captures an insatiable, recession-resilient demand for both workforce housing and local commercial services. Connected directly to the San Diego Trolley network and major freeway arteries (I-5 and I-805), this portfolio represents one of the final pre-assembled, dual-frontage development plays available in the South County submarket.

💼 Transaction Terms

Properties are to be sold concurrently as a single economic package under a cross-collateralized purchase agreement. All properties are sold strictly "As-Is, Where-Is" with active tenant leases transferring at close if applicable. Do not disturb occupants.

The information contained herein is not a substitute for a thorough due diligence investigation. eXp Realty and the Seller have not made any investigation, and make no warranty or representation, with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB's or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant's plans or intentions to continue its occupancy of the subject property.

The information contained in this listing has been obtained from sources we believe to be reliable; however, eXp realty, agent, and the Seller have not verified, and will not verify, any of the information contained herein, nor have eXp Realty or the Seller conducted any investigation regarding these matters and make no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein, including all zoning, Floor Area Ratio (FAR) capacities, Complete Communities metrics, and local municipal constraints with the City of San Diego planning department. Buyer bears all risk for any inaccuracies.