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Property profile & analytics
OFF-MARKET
Estimated value
$19,680,000
Assisted living facilities
4120 Waring Rd Oceanside, CA 92056-4404
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9343939
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
55,424 SF
Lot
2.73 ac (118,918 SF)
Zoning code
COMMERCIAL
APN
166-500-59-00
UPID
US09-9343939
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
-
Psychiatry Behavioral Health Medical Clinic
-
VALERIE P RUBIN Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.79M
Blend (final)
Blend
$19.68M
Owner & transaction history
4120 Waring Road LLC · 3 yrs held
4120 Waring Road LLC
since 2023
6 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$26.3M
+55.6%
Apartment house (5+ units)
$21.2M
+25.5%
Auto repair, garage
$21.2M
+25.2%
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
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$16,905,000
Current use
MEDICAL BUILDING
$26,305,000
Change: +56% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$21,210,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$21,160,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$19.68M
Range $17.71M – $21.65M · ±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
$355 / 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
$250,232
Tax year 2024
Assessed value
$23,021,602
Assessed 2024
Previous assessed
$23,021,602
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$4,391,602
Assessed improvement
$18,630,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Units
1
Total area
55,424 SF
Lot
2.73 ac (118,918 SF)
Zoning code
COMMERCIAL
APN
166-500-59-00
UPID
US09-9343939
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$16.9M
MEDICAL BUILDING
Est. value
$26.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$21.2M
AUTO REPAIR, GARAGE
Est. value
$21.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
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
Heating
NONE
Units
1
Lot
2.73 ac
Current owner
From public records · entity-resolved
4120 Waring Road LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2025 ZUMBEHL RD #45, SAINT CHARLES, MO 63303-2723
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2023
—
4120 Waring Road LLC
4120 Waring Road LLC
Intrafamily Transfer
related
—
Apr 23, 2020
—
4120 Waring Road LLC
—
Deed
related
$25,176,800 · Orix R/e Cap
Mar 17, 2020
—
4120 Waring Road LLC
Tri-city Realty LLC
Grant Deed
$25,176,800 · Orix R/e Cap
Dec 28, 2016
$3,000,000
Tri City Realty LLC
Tri City Real Estate Holding & Mana
Grant Deed
$1,950,000 · First Bank
Dec 19, 2011
$1,425,000
Tri-city R/e Holding & Mgmt Co
Rady Childrens Hospital
Grant Deed
$1,000,000 · Bank Of The West
—
—
4120 Waring Road LLC
—
Loan Modification
related
$25,176,800 · Orix 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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