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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Apartment buildings
2035 Myers St Oceanside, CA 92054
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6988845
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1928
Total area
2,462 SF
Lot
0.11 ac (4,615 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
150-074-02-00
UPID
US09-6988845
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
$2.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.45M
Owner & transaction history
Pence Cottages LLC
Pence Cottages LLC
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.0M
+350.8%
Neighborhood: shopping center
$3.2M
+259.3%
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
$2,450,000
ML approach
$2,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,045,000
Change: +351% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,225,000
Change: +259% · Conversion: Difficult
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.45M (Apr 19 2024)
Last sale anchor
$2.45M
Apr 19 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
$995 / 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
$24,614
Tax year 2024
Assessed value
$2,193,000
Assessed 2024
Previous assessed
$2,193,000
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,754,400
Assessed improvement
$438,600
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
1928
Heating
NONE
Units
5
Bathrooms
5
Total area
2,462 SF
Lot
0.11 ac (4,615 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
150-074-02-00
UPID
US09-6988845
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Oceanside, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
COMMERCIAL (GENERAL)
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1928
Heating
NONE
Units
5
Bathrooms
5
Lot
0.11 ac
Current owner
From public records · entity-resolved
Pence Cottages LLC
Entity
Mailing address
1311 KELLY ST, OCEANSIDE, CA 92054-6411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 8, 2025
—
Pence Cottages LLC
The Pence Revocable Living Trust
Deed
related
—
Apr 19, 2024
$2,450,000
Jack W Pence
Oceanside Portfolio LLC
Grant Deed
—
Jul 15, 2022
$11,000,000
Oceanside Portfolio LLC
R G S Financial LLC
Grant Deed
$8,800,000 · Balboa Thrift & Loan
Feb 8, 2019
—
Rgs Financial LLC
—
Deed
related
$1,000,000 · Banner Bank
Dec 26, 2012
$2,000,000
Rgs Financial LLC
Fish,ruby M
Grant Deed
—
Apr 9, 2008
—
Fish Ruby M Trust
Owner Name Unavailable
Grant Deed
related
—
Nov 13, 1995
—
Ruby M Etal Fish
Fish,ruby M
Quit Claim Deed
related
—
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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