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Property profile & analytics
OFF-MARKET
Estimated value
$7,255,000
Apartment buildings
2030 Tremont St Oceanside, CA 92054-6537
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9104460
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
14,626 SF
Lot
0.42 ac (18,322 SF)
Zoning code
COMMERCIAL
APN
155-031-18-00
UPID
US09-9104460
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
$7.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.26M
Owner & transaction history
Tremont Oceanside LLC · 1 yrs held
Tremont Oceanside LLC
since 2024
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.6M
+79.9%
Medical building
$6.9M
+30.2%
Auto repair, garage
$5.6M
+4.7%
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
$7,255,000
ML approach
$7,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,330,000
Current use
RESTAURANT
$9,590,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$6,940,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,585,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$5,275,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$4,610,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$7.26M
Range $6.53M – $7.98M · ±10% · vs last sale $7.25M (Dec 20 2024)
Last sale anchor
$7.25M
Dec 20 2024
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
$496 / 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
$24,369
Tax year 2024
Assessed value
$2,152,587
Assessed 2024
Previous assessed
$2,152,587
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$675,562
Assessed improvement
$1,477,025
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
1970
Heating
NONE
Units
20
Bathrooms
30
Total area
14,626 SF
Lot
0.42 ac (18,322 SF)
Zoning code
COMMERCIAL
APN
155-031-18-00
UPID
US09-9104460
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.3M
RESTAURANT
Est. value
$9.6M
MEDICAL BUILDING
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.3M
RETAIL STORES
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1970
Heating
NONE
Units
20
Bathrooms
30
Lot
0.42 ac
Current owner
From public records · entity-resolved
Tremont Oceanside LLC
Entity
Mailing address
520 S EL CAMINOROADA, SAN MATEO, CA 94402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2025
—
Tremont Oceanside LLC
—
Deed
related
$3,650,000 · Wells Fargo Bank NA
Dec 20, 2024
$7,252,500
Tremont Oceanside LLC
Tremont Oceanside Loan LLC
Grant Deed
$3,570,487 · Tremont Oceanside Loan LLC
Feb 14, 2024
$6,700,000
Tremont Oceanside LLC
James W Sullivan
Grant Deed
—
May 26, 2022
—
James W Sullivan
James W Sullivan
Intrafamily Transfer
related
—
Nov 25, 2013
—
Gary Richards
Richards,amy
Quit Claim Deed
related
—
Jun 14, 2006
—
Web Service Co INC
Richards Ents
Grant Deed
related
—
—
—
Gary Richards
—
Deed Of Trust
related
$1,012,500 · Washington Mutual Fsb
—
—
Gary Richards
—
Deed Of Trust
related
$1,982,500 · Malaga Bank Fsb
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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