Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$11,925,000
Office buildings
3142 Vis Way 56 Oceanside, CA 92056-3619
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7438053
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1984
Total area
64,766 SF
Lot
5.16 ac (224,769 SF)
Zoning code
COMMERCIAL
APN
165-192-14-00
UPID
US09-7438053
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
-
Graybill Medical Group - Oceanside Office Medical Clinic
-
Kids Smile Pediatric Dentistry Dental Office
-
Dr. Monica Chapokas Palusso Dental Office
-
Kettlewell Robert W DDS Dental Office
-
Grame Tanya Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.93M
Blend (final)
Blend
$11.93M
Owner & transaction history
Pacific Gateway Towers LLC · 8 yrs held
Pacific Gateway Towers LLC
since 2018
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$11.93M
Range $10.73M – $13.12M · ±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
$184 / 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
$196,243
Tax year 2024
Assessed value
$16,944,730
Assessed 2024
Previous assessed
$16,944,730
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$7,920,183
Assessed improvement
$9,024,547
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1984
Heating
NONE
Units
1
Total area
64,766 SF
Lot
5.16 ac (224,769 SF)
Zoning code
COMMERCIAL
APN
165-192-14-00
UPID
US09-7438053
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.
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Units
1
Lot
5.16 ac
Current owner
From public records · entity-resolved
Pacific Gateway Towers LLC
Entity
Mailing address
4 W 4TH AVEC, SAN MATEO, CA 94402-1619
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Feb 22, 2022
—
Pacific Gateway Towers LLC
—
Deed
related
$11,200,000 · The Northern Trust Co
Feb 22, 2018
$15,190,000
Pacific Gateway Towers LLC
Ipf Tri City LLC
Grant Deed
$11,000,000 · Bny Mellon NA
Aug 15, 2014
$6,850,000
Ipf Tri-city LLC
Tri City Corp Towers LP
Grant Deed
$7,100,000 · Rait Ptshp
Dec 20, 2012
—
Tri City Corp Towers LP
Greene Properties INC
Grant Deed
—
Oct 13, 2011
—
Greene Properties INC
—
Deed Of Trust
related
$65,000,000 · Union Bank
Apr 8, 2008
—
Greene Props INC
Owner Name Unavailable
Grant Deed
related
—
Feb 13, 2007
—
New Cingular Wireless Pcs LLC
Greene Properties INC
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3142 Vis Way, Unit 56?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
