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Property profile & analytics
OFF-MARKET
Estimated value
$1,845,000
Office Spaces
3609 Vis Way Oceanside, CA 92056-4522
Individually Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9453747
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2008
Total area
7,000 SF
Lot
0.2 ac (8,800 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
165-362-34-00
UPID
US09-9453747
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
-
Dr. Michael Guerena, MD - North Coast Urology Physician Medical Clinic
-
North Coast Urology Physician Medical Clinic
-
North Coast Urology: Frasier Bradley L MD Physician Medical Clinic
-
Aaron Gaudiel Boonjindasup Physician Medical Clinic
-
Caroline Colangelo Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.85M
Owner & transaction history
Bradley L Frasier · 7 yrs held
Bradley L Frasier
since 2018
5 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.7M
+6.1%
Auto repair, garage
$2.7M
+5.9%
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%
$2,145,000
6.5%
$1,980,000
7%
$1,840,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,525,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,680,000
Change: +6% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,670,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.85M
Range $1.66M – $2.03M · ±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
$264 / 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
$36,297
Tax year 2024
Assessed value
$3,220,000
Assessed 2024
Previous assessed
$3,220,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,431,000
Assessed improvement
$1,789,000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2008
Heating
NONE
Units
1
Total area
7,000 SF
Lot
0.2 ac (8,800 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
165-362-34-00
UPID
US09-9453747
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · Oceanside, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED 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
OFFICE BUILDING Current
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.7M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2008
Heating
NONE
Units
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Bradley L Frasier
Individual
Mailing address
1645 ARYANA DR, ENCINITAS, CA 92024-1294
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2018
—
Bradley L Frasier
Bradley L Frasier
Intrafamily Transfer
related
$1,505,000 · First Citizens Bank & Trust Co
Dec 17, 2018
—
Bradley L Frasier
Frasier Jordan D F/tr
Quit Claim Deed
related
—
Sep 11, 2015
—
Dinny G Frasier
Frasier,jordan D
Affidavit Of Death
related
—
Jul 23, 2015
—
Dinny G Frasier
Fraiser,jordan D
Affidavit Of Death
related
—
Apr 21, 2008
$2,450,000
Frasier Trust
Otpc LLC
Grant Deed
$2,100,000 · Ironstone Bank
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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