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Property profile & analytics
OFF-MARKET
Estimated value
$37,025,000
Strip malls
4171 Oceanside Blvd Oceanside, CA 92056-6023
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7111056
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1989
Total area
22,614 SF
Lot
1.8 ac (78,408 SF)
Zoning code
COMMERCIAL
APN
162-241-41-00
UPID
US09-7111056
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. Victoria Nguyen DDS Dental Office
-
Doctors Express Medical Clinic
-
El Bronco Mexican Food Restaurant
-
Mayweather Boxing + Fitness Oceanside Gym & Fitness Center
-
Miracle-Ear Hearing Aid Center Hearing Aid Store Hearing Aid Repair Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$41.43M
Blend (final)
Blend
$37.03M
Owner & transaction history
Lulav Terra LLC · 3 yrs held
Lulav Terra LLC
since 2022
Last sale
$33.0M
5 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$37.2M
+25.5%
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
$40,680,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$29,610,000
Current use
COMMERCIAL (GENERAL)
$37,155,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$37.03M
Range $33.32M – $40.73M · ±10% · vs last sale $33.00M (Aug 10 2022)
Last sale anchor
$33.00M
Aug 10 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
$1,637 / 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
$89,331
Tax year 2024
Assessed value
$7,854,000
Assessed 2024
Previous assessed
$7,854,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,958,000
Assessed improvement
$4,896,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1989
Heating
NONE
Units
1
Total area
22,614 SF
Lot
1.8 ac (78,408 SF)
Zoning code
COMMERCIAL
APN
162-241-41-00
UPID
US09-7111056
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$29.6M
COMMERCIAL (GENERAL)
Est. value
$37.2M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
1989
Heating
NONE
Units
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Lulav Terra LLC
Entity
Mailing address
3147 SENTER RD, SAN JOSE, CA 95111-1259
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2022
$33,000,000
Lulav Terra LLC
Oceanside 5 LLC
Grant Deed
$22,000,000 · Cathay Bank
Sep 14, 2020
—
Oceanside 5 LLC
—
Deed
related
$2,723,309 · Tuong V T Nguyen
Mar 7, 2018
$32,500,000
Oceanside 5 LLC
Del Oro College LLC
Grant Deed
$19,500,000 · Cathay Bank
Jan 28, 2011
—
Del Oro College LLC
College Oceanside Southwest LLC
Grant Deed
$19,500,000 · Goldman Sachs Mortgage Company
—
—
Oceanside 5 LLC
—
Deed Of Trust
related
$2,723,309 · Tuong V T Nguyen
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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