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Property profile & analytics
OFF-MARKET
Estimated value
$2,350,000
Grocery and convenience stores
1640 Oceanside Blvd 48 Oceanside, CA 92054-5427
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-7124282
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2011
Total area
10,606 SF
Lot
1.39 ac (60,548 SF)
Zoning code
COMMERCIAL
APN
152-320-39-00
UPID
US09-7124282
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Oceanside Dave Garage Door & Gate Repair Building Supply General Contractor
-
Beachfront Only Vacation Rentals Vacation Home Rental Agency Property Management Company
-
Car Title Loans Oceanside LLC by Title Debts Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.50M
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$2.35M
Owner & transaction history
Suzanne M Aldrich · 16 yrs held
Suzanne M Aldrich
since 2010
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.9M
+15.6%
Office building
$3.8M
+14.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Oceanside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceanside submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,705,000
6.5%
$2,495,000
7%
$2,315,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,345,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,865,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$3,825,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$222 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$41,210
Tax year 2024
Assessed value
$3,581,079
Assessed 2024
Previous assessed
$3,581,079
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,913,077
Assessed improvement
$1,668,002
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2011
Heating
NONE
Units
1
Total area
10,606 SF
Lot
1.39 ac (60,548 SF)
Zoning code
COMMERCIAL
APN
152-320-39-00
UPID
US09-7124282
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Oceanside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceanside. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.8M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2011
Heating
NONE
Units
1
Lot
1.39 ac
Current owner
From public records · entity-resolved
Suzanne M Aldrich
Individual
Mailing address
1640 OCEANSIDE BLVD, OCEANSIDE, CA 92054-5427
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2019
—
Vine Street Ventures LLC
—
Deed
related
—
Sep 2, 2016
—
Vine Street Ventures LLC
—
Deed
related
$2,720,000 · California Bk&tr
Jun 8, 2010
—
Suzanne M Aldrich
Aldrich,timothy C
Quit Claim Deed
related
$1,250,000 · First Busn Bk
Feb 23, 2009
—
Street Plaza Vine
Aldrich,suzanne M
Grant Deed
—
Nov 14, 2006
$850,500
Aldrich Timothy C Tr
Weseloh,charles B & Patricia A
Grant Deed
related
—
Dec 27, 2005
—
Charles B Weseloh
Grosse,russell W
Grant Deed
related
—
—
—
Vine Street Plaza LP
—
Loan Modification
related
$1,000,000 · Bank Of Sthrn Ca
—
—
Vine Street Ventures LLC
—
Loan Modification
related
—
—
—
Vine Street Ventures LLC
—
Deed Of Trust
related
$2,720,000 · California Bk&tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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