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Property profile & analytics
OFF-MARKET
Office Spaces
3402 Piazza De Oro Way Ste 100 Oceanside, CA 92056-3786
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8575863
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2008
Total area
844 SF
Lot
14.18 ac (617,549 SF)
Zoning code
COMMERCIAL
APN
165-362-31-38
UPID
US09-8575863
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Piazza Doro LLC · 13 yrs held
Piazza Doro LLC
since 2013
5 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,753
Tax year 2024
Assessed value
$329,289
Assessed 2024
Previous assessed
$329,289
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$182,215
Assessed improvement
$147,074
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2008
Heating
NONE
Units
1
Total area
844 SF
Lot
14.18 ac (617,549 SF)
Zoning code
COMMERCIAL
APN
165-362-31-38
UPID
US09-8575863
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
2008
Heating
NONE
Units
1
Lot
14.18 ac
Current owner
From public records · entity-resolved
Piazza Doro LLC
Entity
Free & Clear · 13 yrs held
Mailing address
12100 WILSHIRE BLVD #250, LOS ANGELES, CA 90025-7120
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2020
—
Guardian Piazza Doro LLC
—
Deed
related
$60,617,000 · Bellwether Ent R/e Cap
Feb 28, 2013
—
Piazza Doro LLC
K Hovnanian Of Piazza Doro LLC
Quit Claim Deed
related
—
May 12, 2011
—
Piazza Doro LLC
—
Deed Of Trust
related
$44,500,000 · Pnc Bank
Oct 22, 2008
$29,900,000
Piazza Doro LLC
K Hovnanian At Piazza Doro
Grant Deed
related
—
—
—
Guardian Piazza Doro LLC
—
Deed Of Trust
related
$60,617,000 · Bellwether Ent R/e Cap
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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