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Property profile & analytics
OFF-MARKET
Estimated value
$8,885,000
Medical Office Space
3998 Vis Way Oceanside, CA 92056-4500
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9340952
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1989
Total area
39,080 SF
Lot
2.49 ac (108,464 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
166-010-42-00
UPID
US09-9340952
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
-
Scripps Coastal Medical Center Oceanside - Vista Way Physician
-
Southern California Women's Medical Clinic
-
Pacific Surgery Center Medical Clinic
-
Optimum Health Services Medical Clinic
-
Excell Research, Inc Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.89M
Owner & transaction history
Truecare Property Holdings LLC · 2 yrs held
Truecare Property Holdings LLC
since 2023
4 recorded transactions
Zoning & alternative use
RESTRICTED 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%
$11,820,000
6.5%
$10,910,000
7%
$10,130,000
Blend value · Realmo final
$8.89M
Range $8.00M – $9.77M · ±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
$227 / 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
$94,084
Tax year 2024
Assessed value
$12,500,000
Assessed 2024
Previous assessed
$12,500,000
+0.0% YoY
Effective rate
0.75%
On assessed value
Assessed land
$4,000,000
Assessed improvement
$8,500,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1989
Heating
NONE
Units
1
Total area
39,080 SF
Lot
2.49 ac (108,464 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
166-010-42-00
UPID
US09-9340952
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.
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Units
1
Lot
2.49 ac
Current owner
From public records · entity-resolved
Truecare Property Holdings LLC
Entity
Mailing address
150 VALPREDA RD, SAN MARCOS, CA 92069-2973
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
—
Truecare Property Holdings LLC
Camelot Investments LLC
Grant Deed
$9,262,500 · Californa Enterprise Development Au
Aug 29, 2019
—
Camelot Investments LLC
—
Deed
related
$7,250,000 · San Diego Cnty Cu
Feb 11, 2002
—
Camelot Investments LLC
Tri-city Medical Group
Grant Deed
$5,568,750 · J P Morgan Chase Bank
—
—
Camelot Investments LLC
—
Deed Of Trust
related
$7,250,000 · San Diego Cnty Cu
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
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