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Property profile & analytics
OFF-MARKET
Estimated value
$5,560,000
Apartment buildings
1728 Whaley St Oceanside, CA 92054-5550
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-2418109
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1938
Total area
6,223 SF
Lot
2.12 ac (92,495 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
154-020-54-00
UPID
US09-2418109
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.29M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.56M
Owner & transaction history
Cws F1 Projects LLC · 2 yrs held
Cws F1 Projects LLC
since 2023
Last sale
$5.9M
6 recorded transactions
Zoning & alternative use
R-1:SINGLE FAM-RES · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$8.2M
+259.3%
Restaurant
$4.1M
+79.9%
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
$5,240,000
ML approach
$5,290,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,150,000
Change: +259% · Conversion: Difficult
RESTAURANT
$4,080,000
Change: +80% · Conversion: Difficult
Blend value · Realmo final
$5.56M
Range $5.00M – $6.12M · ±10% · vs last sale $5.85M (Aug 7 2023)
Last sale anchor
$5.85M
Aug 7 2023
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
$893 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$3,399
Tax year 2023
Assessed value
$305,170
Assessed 2023
Previous assessed
$305,170
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$134,324
Assessed improvement
$170,846
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1938
Heating
NONE
Units
5
Bathrooms
7
Total area
6,223 SF
Lot
2.12 ac (92,495 SF)
Zoning code
R-1:SINGLE FAM-RES
APN
154-020-54-00
UPID
US09-2418109
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-1:SINGLE FAM-RES · Oceanside, CA
Zoning R-1:SINGLE FAM-RES · permitted uses
R-1:SINGLE FAM-RES · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.2M
RESTAURANT
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1938
Heating
NONE
Units
5
Bathrooms
7
Lot
2.12 ac
Current owner
From public records · entity-resolved
Cws F1 Projects LLC
Entity
Mailing address
5927 PRIESTLY DR STE #110, CARLSBAD, CA 92008-8800
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2023
$5,850,000
Cws F1 Projects LLC
Rreg Investments Series LLC
Grant Deed
$12,850,000 · Genesis Capital LLC
Feb 9, 2023
$3,308,500
Rreg Investments Series LLC Series
Donald C Frauenberger
Grant Deed
$2,966,500 · Genesis Capital LLC
Aug 24, 2009
—
Frauenberger Of Brown Family
Frauenberger,donald C
Quit Claim Deed
related
—
Aug 7, 1997
—
Robert T Etal Frauenberger
Frauenberger,robert Tasker
Quit Claim Deed
related
—
Jul 24, 1997
—
Robert Tasker Frauenberger
Frauenberger,elizabeth Ann
Quit Claim Deed
related
—
—
—
Donald C Frauenberger
—
Deed Of Trust
related
$520,000 · Quaker City Bank
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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