New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,225,000
Apartment buildings
4129 Waring Rd Oceanside, CA 92056-4410
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9343947
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
14,762 SF
Lot
0.7 ac (30,492 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
166-500-20-00
UPID
US09-9343947
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
$4.58M
CAP Approach
CAP
$3.52M
Comparable Approach
Comparable
$2.59M
Blend (final)
Blend
$4.23M
Owner & transaction history
Matthew P Hoyt · 4 yrs held
Matthew P Hoyt
since 2022
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.0M
+24.0%
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
$4,200,000
ML approach
$4,580,000
CAP Approach
CAP Return
Estimation
6%
$3,810,000
6.5%
$3,515,000
7%
$3,265,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,650,000
Current use
MEDICAL BUILDING
$7,005,000
Change: +24% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,635,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$5,325,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$4.23M
Range $3.80M – $4.65M · ±10% · vs last sale $5.24M (Mar 24 2022)
Last sale anchor
$5.24M
Mar 24 2022
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
$286 / 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
$59,230
Tax year 2024
Assessed value
$5,429,847
Assessed 2024
Previous assessed
$5,429,847
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$2,184,840
Assessed improvement
$3,245,007
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Heating
NONE
Units
16
Total area
14,762 SF
Lot
0.7 ac (30,492 SF)
Zoning code
R-4:MULTIPLE RESIDENTIAL
APN
166-500-20-00
UPID
US09-9343947
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-4:MULTIPLE RESIDENTIAL · Oceanside, CA
Zoning R-4:MULTIPLE RESIDENTIAL · permitted uses
R-4:MULTIPLE RESIDENTIAL · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1971
Heating
NONE
Units
16
Lot
0.7 ac
Current owner
From public records · entity-resolved
Matthew P Hoyt
Individual
Mailing address
1635 W OHMS WAYA, COSTA MESA, CA 92627-4328
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2022
$5,235,000
Matthew P Hoyt
A A S W Alliance LLC
Grant Deed
—
Mar 24, 2022
—
Thomas Farwell Dibblee
Emily Delong Harris Dibblee
Intrafamily Transfer
related
$3,215,000 · First Foundation Bank
Jan 16, 2020
—
A A S W Alliance LLC
—
Deed
related
$6,530,000 · Luther Burbank Savings
Jul 19, 2018
$8,250,000
A A S W Alliance LLC
Howard Martin
Grant Deed
$5,425,000 · Homestreet Bank
Jan 24, 2014
—
Rosengarten Family Living Trust
Rosengarten M J & S Trust
Quit Claim Deed
related
—
Aug 6, 2008
$4,199,500
Rosengarten M & S Living Trust
Marcus B & S Family Trust
Grant Deed
$2,884,000 · Sovereign Bank
Aug 6, 2008
—
Hatfield Properties LLC
Washtek LLC
Quit Claim Deed
—
Apr 24, 2003
—
Hatfield Properties LLC
—
Deed Of Trust
related
$2,080,000 · Citibank West Fsb
Jul 18, 2001
—
Hatfield Properties LLC
Petakovich,alexander P
Grant Deed
$1,818,000 · California Federal Bank
Sep 23, 1999
—
Velimir Petakovich
Petakovich,velimir Etal
Quit Claim Deed
related
—
Nov 19, 1993
—
Velimir Etal Petakovich
Petakovich,velim
Quit Claim Deed
related
—
Dec 31, 1992
$570,000
Velimir Petakovich
Western Financia
Grant Deed
$484,150 · Seller
Jul 27, 1992
$755,539
Western Financial Sav Bank
Dayan,alfred
Trustees Deed
related
—
Dec 11, 1989
$80,000
Zvi Landau
Dayan Alfred
Grant Deed
$10,000 · North County FCU
Nov 2, 1989
$926,500
Dayan Alfred
Tri City Apartme
Trustees Deed
—
Nov 2, 1989
—
Alfred Dayan
Dayan Chantal B
Quit Claim Deed
related
$674,150 · Western Financial Savings Bank
—
—
Alfred Dayan
—
Deed Of Trust
related
—
—
—
Alexander P Petakovich
—
Deed Of Trust
related
$556,500 · Peninsula Bank San Diego
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 4129 Waring Rd?
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.
