College Area · San Diego, California
6445 El Cajon Boulevard
Income-producing retail with redevelopment potential. A fully occupied strip center on ±32,234 SF of CCHS Tier 3 land, one mile from San Diego State.
- Offering price
- Market
- Land
- ±32,234 SF
- CCHS Tier 3
- Up to 6.5 FAR
- Call for offers
- Oct 29, 2026
The offering
Raw land, urban infill, unlock density.
6445–6499 El Cajon Boulevard is a retail strip center on a ±32,234 SF (0.74-acre) site in San Diego’s College Area. Zoned CUPD-CU-2-3, the property offers existing retail income and potential for future redevelopment.
The site has a stated base density of one dwelling unit per 1,000 SF, 1.0 FAR and a 50-foot height limit, with potential development incentives under its Complete Communities Housing Solutions Tier 3 designation, including up to 6.5 FAR, subject to project eligibility and City approval.
- Address
- 6445–6499 El Cajon Blvd
- City, State Zip
- San Diego, CA 92115
- Price
- Market
- Call for offers
- 10/29/2026
- APN
- 467-460-08-00
- Lot size
- ±32,234 SF · 0.74 AC
- Building
- 11,709 SF · built 1985
- Current use
- Retail strip center
- Tenants
- 7 · 100% occupied
- Zoning
- CUPD-CU-2-3
- Zoning overlay
- CCHS Tier 3 · 6.5x FAR
- Base density
- 1,000 SF / DU
- Base FAR
- 1.00x (existing 0.36x)
- Max height
- 50 ft
Interactive site plan
Seven tenants on one corner lot.
Drag the model to rotate it, then click any suite to see its tenant, size, rent and lease status. Use the filters to see which leases are month-to-month.
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Plan is not to scale and tenant divisions are approximate. Square footages are estimates from the rent roll; buyer to verify.
Financials
Underwrite the income.
The offering is at Market, and property taxes reset with the purchase price. Enter a price to see the going-in yield on today’s rents and on the broker’s market rents.
Example figure for illustration. The seller has not set an asking price.
| Operating statement | Current | Market |
|---|
Gross rent and expenses from the offering memorandum. CAM recoveries are currently $0, so the landlord carries common area costs. Taxes are 1.25114% of price plus $3,839.82 fixed.
| Tenant | Est. SF | Rent $/SF | Monthly | Annual | Market annual | Lease term | Status |
|---|---|---|---|---|---|---|---|
| Total | 12,550 | $2.34 | $25,145 | $301,740 | $451,800 | Market rents at $3.00 / SF / mo | |
Zoning & entitlement
CUPD-CU-2-3 with a Tier 3 bonus.
Complete Communities Housing Solutions is the City of San Diego’s primary infill housing incentive. It replaces fixed dwelling-unit caps with FAR allowances on qualifying sites in Transit Priority and Sustainable Development Areas.
- Zoning
- CUPD-CU-2-3CCHS Tier 3
- Density
- 1,000 SF/DUWaived under CCHS*
- Height limit
- 50 ftWaived under CCHS*
- FAR allowance
- 1.0x → 6.5xBase → CCHS Tier 3
- Parking
- 2.5 / 1,000 SFWaived under CCHS*
- Lot size
- ±32,234 SF0.74 acres
Floor area the site can carry
Gross floor area = lot SF × FAR. Subject to project eligibility and City approval.
FAR-based capacity replaces unit caps.
Ministerial process, no CEQA review.
No fixed cap outside the Coastal Zone.
Extra FAR for a qualifying unit mix.
Gallery
See the site from every side.
Location
Authentic. Connected. San Diego.
The College Area is an established neighborhood anchored by San Diego State University, with steady housing demand and continued public and private investment along the El Cajon Boulevard corridor.
Access
| Mid-City snapshot · 2025 | 1 mile | 3 miles |
|---|---|---|
| Total population | 32,068 | 220,749 |
| Median resident age | 30.6 | 36.9 |
| Median home value | $760,986 | $796,507 |
| Renter-occupied households | 6,469 | 45,512 |
| Average household income | $102,657 | $113,105 |
| Average household size | 2.6 | 2.6 |
| Total employees | 10,575 | 71,267 |
| Total businesses | 1,687 | 11,045 |
650K+ jobs and 70K+ businesses within a 10-mile radius, including Downtown, Naval Base San Diego, NASSCO, UC San Diego Health, Sharp, Kaiser and SDSU.
Brochure
Flip through the offering memorandum.
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Contact
Talk to the listing team.
6445–6499 El Cajon Blvd
San Diego, CA 92115
Call for offers 10/29/2026
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