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Property profile & analytics
OFF-MARKET
Estimated value
$8,165,000
Retail space
314 Cleveland St Oceanside, CA 92054-2649
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6896365
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2021
Total area
15,119 SF
Lot
0.22 ac (9,518 SF)
Zoning code
COMMERCIAL
APN
147-088-15-00
UPID
US09-6896365
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
-
Larissa Cleveland Photography Photography Service (Bike/Boat/Book/etc) Store
-
314 Beach Lofts Apartment Complex
-
Simply Roofing Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.56M
Blend (final)
Blend
$8.17M
Owner & transaction history
California Energy Ventures INC · 3 yrs held
California Energy Ventures INC
since 2023
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.9M
+108.0%
Medical building
$7.2M
+50.6%
Auto repair, garage
$5.8M
+21.1%
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
$8,630,000
ML approach
$8,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$9,915,000
Change: +108% · Conversion: Easy
MEDICAL BUILDING
$7,175,000
Change: +51% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,770,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,510,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$5,450,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$8.17M
Range $7.35M – $8.98M · ±10% · vs last sale $8.30M (Jun 21 2023)
Last sale anchor
$8.30M
Jun 21 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
$540 / 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
$94,710
Tax year 2024
Assessed value
$8,466,000
Assessed 2024
Previous assessed
$8,466,000
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,632,000
Assessed improvement
$6,834,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2021
Heating
NONE
Units
10
Total area
15,119 SF
Lot
0.22 ac (9,518 SF)
Zoning code
COMMERCIAL
APN
147-088-15-00
UPID
US09-6896365
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
RESTAURANT
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.5M
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2021
Heating
NONE
Units
10
Lot
0.22 ac
Current owner
From public records · entity-resolved
California Energy Ventures INC
Entity
Mailing address
24 ELIZABETH LN, IRVINE, CA 92602-0741
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2023
$8,300,000
California Energy Ventures INC
Empac Loan Fund LP
Grant Deed
$4,652,802 · Golden Bank NA
Apr 7, 2022
—
Enpac Loan Fund LP
314 Cleveland Associates LLC
Intrafamily Transfer
related
—
Oct 20, 2020
—
314 Cleveland Associates LLC
Empac Loan Fund LP
Quit Claim Deed
—
Aug 26, 2020
$5,000,000
Empac Loan Fund LP
Default Svcs INC|cleveland S Special
Foreclosure
related
—
Jan 10, 2020
—
Cleveland Street Bch Lofts LLC
—
Deed
related
$65,000 · William A Bindseil
Aug 31, 2018
—
Cleveland Street Bch Lofts LLC
—
Loan Modification
related
$6,592,866 · Empac Mtg Co LP
Apr 12, 2017
—
Cleveland Street Bch Lofts LLC
—
Deed
related
$6,242,866 · Empac Mtg Co LP
Oct 4, 2016
—
Cleveland Street Beach Lofts LLC
—
Deed
related
$925,000 · Ravi Financial
Nov 10, 2015
—
Cleveland Street Bch Lofts LLC
Simcoe Green Investments LLC
Quit Claim Deed
related
—
Aug 28, 2014
$1,160,000
Simcoe Green Investments LLC
Babaknia,ardeshir
Grant Deed
$615,000 · Fci Lender Svcs
Apr 9, 2007
—
Charbonneau Family Trust B
Charbonneau Family Trust
Quit Claim Deed
related
—
Apr 9, 2007
$675,000
Michael M Chegini
James Michael Charbonneau
Grant Deed
$560,000 · La Jolla Bank Fsb
Feb 22, 2007
—
Charbonneau Family Trust
Checkerboard Square LLC
Quit Claim Deed
related
—
Feb 9, 2007
—
Charbonneau Family Trust
Checkerboard Square LLC
Quit Claim Deed
related
—
—
—
Cleveland Street Bch Lofts LLC
—
Deed Of Trust
related
$65,000 · William A Bindseil
—
—
Cleveland Street Bch Lofts LLC
—
Deed Of Trust
related
$6,242,866 · Empac Mtg Co LP
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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