Wayco — S Coast Hwy Oceanside Market Overview

Galaxy Wayco · Covered Land Play Canvass

S Coast Highway
Oceanside, California

Acquisition Target Identification · Mixed-Use & Development Corridor

Properties Tracked163

Total RBA632K SF

Currently For Sale6

Avg Year Built1958

Corridor Length~2.5 Miles

Population (City)169K

Market Overview

Properties

163

S Coast Hwy corridor

Total RBA

632K

Square feet

Avg Building Age

68 Yrs

Built ~1958 avg

Avg Occupancy

97.3%

Percent leased

Median Sale Price

$900K

All-time recorded

For Sale Now

Active listings

South Coast Highway in Oceanside is a ~2.5-mile commercial corridor stretching from the Oceanside Transit Center south toward Vista Way. The corridor is dominated by aging retail and commercial assets — 130 of 163 tracked properties are retail, with an average vintage of 1958 and predominantly Class C building stock.

The City of Oceanside is actively transforming this corridor through the Coast Highway Vision & Strategic Plan, which designates mixed-use development "Nodes" at key intersections, encourages pedestrian-oriented infill, and incentivizes density near transit. Physical infrastructure improvements — including roundabouts and streetscape upgrades from Surfrider Way to Oceanside Blvd — are in the design phase with construction anticipated to begin Fall 2026.

For covered land play investors, this corridor presents a compelling thesis: acquire aging, low-density commercial assets at prices reflecting current use, hold for cash flow, and position for redevelopment as the city's zoning, infrastructure, and demand catalysts converge.

Key Corridor Characteristics

• 80% retail / commercial — mostly single-story Class C
• 8 vacant land parcels along corridor
• 4 multifamily assets (value-add / redevelopment candidates)
• Dominant zoning: C, C-2, C-6, CG — all permit mixed-use with incentives
• City actively incentivizing 3-6 story mixed-use in Node areas
• Median household income: $97,737 (2025 est.)
• Population: 169,376 — San Diego North County's largest city
• Sprinter light rail + Coaster commuter rail connectivity
• 5 minutes to beach; 35 min to downtown San Diego

Property Type Breakdown

Retail

130

79.8% of corridor

Strip Center

Retail + Office strips

Land

Vacant parcels

Multi-Family

Apartment assets

Office

Office / flex

Other

Hospitality, Industrial, Specialty

Covered Land Play Signal: The combination of aging single-story retail (avg 1958 vintage), generous commercial zoning that permits mixed-use, and active city plans for corridor densification creates textbook covered land play conditions. The existing improvements generate holding income while the land appreciates toward its highest-and-best use under the new zoning framework.

Demographics & Market Context

Oceanside Demographics

Population (2026)169,376

Median Age38.1

Median HH Income$97,737

HHI (Age 25-44)$110,691

Poverty Rate8.3%

CountySan Diego

MSASan Diego-Chula Vista-Carlsbad

Transportation & Access

Oceanside Transit CenterCoaster + Sprinter + Amtrak

Sprinter Light RailStation on corridor

I-5 AccessMultiple interchanges

SR-78East-west corridor access

Camp PendletonAdjacent (north)

San Diego Airport~35 minutes south

Beach Access~5 minutes west

Address	City	Type	SF	Year Built	Asking Price	$/SF
525 S Coast Hwy 101	Oceanside	Retail	8,550	1964	$4,750,000	$555
612 S Coast Hwy	Oceanside	Retail	1,034	1970	$1,195,000	$1,156
1434 S Coast Hwy	Oceanside	Retail	3,550	1955	$4,500,000	$1,268
810 N Coast Hwy 101	Encinitas	Retail	3,518	1950	$3,800,000	$1,080
916-918 N Coast Hwy 101	Encinitas	Retail	3,254	1946	$3,995,000	$1,228
1532-1536 N Coast Hwy 101	Encinitas	Retail	9,264	1994	$8,522,800	$920
600 N Coast Hwy 101	Encinitas	Retail	626	1960	$1,500,000	$2,396

#	Project	Type	Residential Units	Commercial / Hotel
1	North County Transit Center	Mixed-Use	547 Apartments	165-Room Hotel + Commercial
2	Moderna	Mixed-Use	360 Units	62 Hotel Rooms
3	Regal Oceanside	Mixed-Use	332 Units	19,420 SF Commercial
4	Alta Oceanside 325-31 S Coast Hwy & 324 S Tremont St	Mixed-Use	309 Units	5,516 SF Retail
5	901 Mission Ave	Mixed-Use	272 Units	4,006 SF Commercial
6	801-815 Mission Ave	Mixed-Use	230 Units	5,473 SF Commercial
7	1602 S Coast Hwy S Coast Highway	Mixed-Use	54 Residential	3,244 SF Commercial
8	Ocean Kamp	Mixed-Use	Residential	Commercial + Event Center + Surf Pool

Address	Asking Price	Size (SF)	$/SF	Year Built	Development Node	Notes
525 S Coast Hwy 101 LoopNet ↗	$4,750,000	8,550	$555	2000	TRANSIT CENTER	Anchor target. Largest footprint at lowest per-SF. Last sold 2012 for $1.33M. Negotiate to $4.2-4.4M.
612 S Coast Hwy LoopNet ↗	$1,475,000	1,034	$1,427	1918	TRANSIT CENTER	Small freestanding retail, 100% vacant. 0.11 acres. Built 1918. C zoning. High per-SF but land value play near Transit Center.
417-431 S Coast Hwy 101	$6,500,000	12,000	$542	1959	TRANSIT CENTER	Biggest retail listing on corridor. 12K SF storefront. $42/SF rent in place. Strong covered land play.
325-331 S Coast Hwy	$6,000,000	24,194 (land)	$248	—	TRANSIT CENTER	First time for sale in 40+ years. C2-zoned, 88ft frontage, 4-story potential. ~$25K/mo income. Development play.
1105-1107 S Coast Hwy	$2,000,000	3,519	$568	1958	SPRINTER STATION	Sold May 2022 for $384/SF. C-2 zoned. Adjacent to 1101 (sold same period). Assemblage potential.
1009 S Coast Hwy LAND LoopNet ↗	$1,595,000	7,840 (land SF)	$203 /land SF	—	SPRINTER STATION	Vacant land, 0.18 acres, CC zoning. 2,419 days on market. Proposed uses: mixed-use, retail, restaurant, hospitality. Development opportunity.
302 Oceanside Blvd INDUSTRIAL	$4,500,000–5,500,000	5,000	$900–1,100	1969	SR-78 CORRIDOR	Industrial/flex, 10K SF lot. Owner-user, flex on price. Zoned R-3/M — mixed-use/residential dev opportunity. 2 blocks from beach. Last sold 2017 for $1.2M. Broker: Brent Ball, Compass.

Address	Last Sale Price	Last Sale $/SF	Size (SF)	Last Sale Date	Development Node	Approach
1827 S Coast Hwy	$1,200,000	$150/SF	7,990	Dec 2022	SOUTH “O”	#1 off-market target. 8K SF at $150/SF basis. Short-term holder. Offer $2-2.3M ($250-290/SF).
404 S Coast Hwy	$456,000	$40/SF	11,384	May 1998	TRANSIT CENTER	Largest building, 27-year hold at $40/SF. Estate/retirement candidate. Offer $250-350/SF ($2.8-4M).
105-107 S Coast Hwy	$1,111,084	$287/SF	3,868	Oct 2023	TRANSIT CENTER	Assemblage play with 109-111 (3,920 SF, $412/SF). Combined ~7,800 SF / ~$2.7M. Transit Center location.
1828-1832 S Coast Hwy	$273,000	$39/SF	7,000	Jun 1995	SOUTH “O”	30-year hold, 7K SF. Adjacent to 1827. Combined assemblage = 15K SF. Deep value basis.
229 S Coast Hwy	$250,000	$59/SF	4,224	Aug 1997	TRANSIT CENTER	28-year hold in prime Transit Center node. 4.2K SF at $59/SF. Massive appreciation potential.
1315-1319 S Coast Hwy	$291,000	$64/SF	4,554	Sep 1998	SOUTH “O”	27-year hold, 4.5K SF. South O village character. Offer $250-300/SF ($1.1-1.4M).
1714 S Coast Hwy 101	$301,000	$70/SF	4,300	Mar 1999	SOUTH “O”	26-year hold, 4.3K SF. South O node. Offer $250-300/SF ($1.1-1.3M).
907 S Coast Hwy	$900,000	$309/SF	2,916	Jan 2021	SPRINTER STATION	Sub-$1M basis. 4-year hold. Offer $350-400/SF ($1-1.15M) if owner wants liquidity.
1035-1043 S Coast Hwy	$2,150,000	$428/SF	5,023	May 2023	SPRINTER STATION	Decent size, reasonable basis. Recent acquisition — may hold. Worth pinging.

Parcel	APN	Lot Size	Improvements	Owner	Status
1523 S Coast Hwy	153-030-04-00	24,289 SF 0.57 AC	4,961 SF main bldg + 567 SF bonus bldg	Seller (listed)	On Market $3.97M · $800/SF bldg
N/A S Coast Hwy (middle parcel)	153-030-51-00	16,700 SF 0.38 AC	None — fenced storage lot	Charlie Buell Local, open to selling	Off-Market Broker has relationship
1521 S Coast Hwy (rear/west parcel)	153-030-23-00	43,560 SF 1.00 AC	~500 SF shop + 2-story SFR Boat storage lot	Brandon Kiernan + partner OC-based, needs 1031	Off-Market Open to offers
TOTAL ASSEMBLAGE		84,549 SF 1.94 AC	~7,500 SF improved

Address	Sale Price	RBA	$/SF	COE
407 Minnesota Ave	$2,230,232	2,156	$1,034	3/26/25
510 Vista Way	$5,504,685	5,643	$975	3/26/25
101-103 S Coast Hwy	$1,800,000	1,860	$967	1/26/26
302-306 Wisconsin Ave	$2,400,000	2,650	$905	11/4/25
103 S Tremont St	$3,850,000	4,298	$895	7/10/25
1523 S Coast Hwy (Subject)	$3,968,800	4,961	$800	—
1940 S Freeman St	$4,470,465	5,578	$801	3/26/25
603-609 Vista Way	$2,900,000	4,298	$674	1/20/26
610-612 Mission Ave	$2,700,000	4,070	$663	7/23/25
602 S Tremont St	$1,799,656	2,830	$635	3/26/25
818 Mission Ave	$1,250,000	2,001	$624	7/28/25

Address	Sale Price	Lot Size	$/SF	COE
324 S Tremont St	$3,550,000	15,582	$227	10/15/25
1111 S Coast Hwy	$3,650,000	16,553	$220	11/12/25
716 Seagaze Dr	$3,000,000	15,246	$196	4/24/25
901 N Coast Hwy	$8,971,428	48,352	$185	1/20/26
310 S Tremont St	$1,750,000	10,454	$167	9/18/25
1523 S Coast Hwy (Subject Land)	$3,968,800	24,289	$163	—
815 N Coast Hwy	$2,378,572	27,007	$88	1/20/26

Confidential Memorandum — Disclaimer

This document has been prepared by Galaxy Wayco (“GWC”) for informational purposes only and does not constitute an offer to sell, a solicitation of an offer to buy, or a recommendation regarding any security, investment, or real property. This is not intended to be, and should not be construed as, investment, legal, tax, or accounting advice.

All information contained herein has been obtained from sources believed to be reliable, but GWC makes no representation or warranty, express or implied, as to the accuracy, completeness, or timeliness of such information. All financial projections, estimates, and forward-looking statements are based on assumptions that may not be realized and are subject to significant uncertainty and market risk. Actual results may differ materially from those projected.

Prospective investors and buyers should conduct their own independent due diligence and consult with their own legal, tax, financial, and other advisors before making any investment decision. Past performance is not indicative of future results.

This document is confidential and proprietary. It is intended solely for the use of the authorized recipient and may not be reproduced, distributed, or disclosed to any third party without the prior written consent of GWC. By accepting this document, the recipient agrees to maintain its confidentiality and to return or destroy all copies upon request.

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