4550 Border Village Road

Highlights:

• Long Term Corporate Tenancy: New Ten (10) Year Lease Extensions Both tenants recently executed brand new long term lease extensions, creating exceptional income durability. O’Reilly Auto Parts (Northern Automotive Corporation) is secured through February 2036, with two (2) additional five (5)-year options, all on a NNN structure. Baja Duty Free is committed through September 2035, including one (1), five (5) year option with fixed annual rent bumps.
• Rare Passive NNN Investment in San Ysidro’s High Demand Border Corridor Situated adjacent to the busiest land border crossing in the United States, the property benefits from immense bi-national consumer traffic, strong daytime population, and entrenched cross border retail demand, key drivers of long-term tenant performance in San Ysidro.
• Two Free Standing Retail Buildings Totaling ±11,300 SF The asset comprises two (2) separate ±5,500 sq. ft. free standing retail buildings, enabling flexible future investment strategies including utilizing the existing condo map for separate dispositions, potential owner user occupancy, or targeted repositioning for value creation.
• Strong Rental Escalations O’Reilly Auto Parts features a ten percent (10%) rent increase on March 1, 2026, while Baja Duty Free boasts three percent (3%) annual rent increases. With 100% occupancy, healthy rent increases, and NNN structures, the property delivers a strong Year 1 NOI of $359,824 with consistent rent growth.
• Extremely Limited Availability of Comparable Retail Space According to market inventory data, San Ysidro offers very few retail suites in the ±5,000 sq. ft. range, resulting in minimal relocation options afor either tenant. This scarcity enhances renewal probability and secures ongoing occupancy stability.
• Condo Overlay Map Provides Disposition Flexibility A recently adopted condo overlay allows the seller, or future ownership, to sell the buildings together or as two separate condominium units, creating multiple avenues for value maximization.
• Decades of Operational Track Record Both tenants have operated continuously at the property since the early to mid 1990s, over 30 years of occupancy. Their longevity underscores site strength, consumer loyalty, and limited viable relocation alternatives in the immediate trade area.

Documents: