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Property profile & analytics
OFF-MARKET
Estimated value
$15,355,000
Apartment buildings
260 Msn Ave Oceanside, CA 92054-2608
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9714910
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2017
Total area
64,722 SF
Lot
2.17 ac (94,525 SF)
Zoning code
COMMERCIAL
APN
147-370-03-00
UPID
US09-9714910
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
-
ASAP Flood Response Hardware & Home Improvement Construction Company
-
My Real Estate Advisor Group Real Estate Agency
-
Dream Vacations by Ryan Ward Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.42M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.36M
Owner & transaction history
Gep Oceanside Block 18 LLC · 6 yrs held
Gep Oceanside Block 18 LLC
since 2019
1 recorded transaction
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$24.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$16,705,000
6.5%
$15,420,000
7%
$14,320,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$23,590,000
Current use
AUTO REPAIR, GARAGE
$24,710,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$23,340,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$20,400,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$15.36M
Range $13.82M – $16.89M · ±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
$237 / 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
$359,123
Tax year 2024
Assessed value
$32,045,395
Assessed 2024
Previous assessed
$32,045,395
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$4,737,489
Assessed improvement
$27,307,906
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
2017
Heating
NONE
Units
66
Total area
64,722 SF
Lot
2.17 ac (94,525 SF)
Zoning code
COMMERCIAL
APN
147-370-03-00
UPID
US09-9714910
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
$23.6M
AUTO REPAIR, GARAGE
Est. value
$24.7M
OFFICE BUILDING
Est. value
$23.3M
RETAIL STORES
Est. value
$20.4M
APARTMENT HOUSE (5+ UNITS) Current
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
2017
Heating
NONE
Units
66
Lot
2.17 ac
Current owner
From public records · entity-resolved
Gep Oceanside Block 18 LLC
Entity
Mailing address
44 W COOK ST STE #500, DENVER, CO 80206-5829
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2019
—
Gep Oceanside Block 18 LLC
—
Deed
related
$250,000,000 · The Northwest Mutual Life Insurance
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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