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Property profile & analytics
OFF-MARKET
Estimated value
$13,600,000
Apartment buildings
445 Garrison St Oceanside, CA 92054-4717
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7131070
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Total area
38,948 SF
Lot
2.19 ac (95,396 SF)
Zoning code
COMMERCIAL
APN
162-030-34-00
UPID
US09-7131070
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
$13.60M
CAP Approach
CAP
$9.28M
Comparable Approach
Comparable
$13.17M
Blend (final)
Blend
$13.60M
Owner & transaction history
11 Mendridge LLC · 1 yrs held
11 Mendridge LLC
since 2024
Last sale
$13.6M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$18.5M
+30.2%
Auto repair, garage
$14.9M
+4.7%
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
$13,600,000
ML approach
$13,600,000
CAP Approach
CAP Return
Estimation
6%
$10,055,000
6.5%
$9,280,000
7%
$8,615,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$14,195,000
Current use
MEDICAL BUILDING
$18,485,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$14,870,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$14,045,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$12,280,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$13.60M
Range $12.24M – $14.96M · ±10% · vs last sale $13.60M (Oct 9 2024)
Last sale anchor
$13.60M
Oct 9 2024
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
$349 / 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
$106,599
Tax year 2024
Assessed value
$9,479,942
Assessed 2024
Previous assessed
$9,479,942
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$5,222,634
Assessed improvement
$4,257,308
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
1978
Heating
NONE
Units
46
Total area
38,948 SF
Lot
2.19 ac (95,396 SF)
Zoning code
COMMERCIAL
APN
162-030-34-00
UPID
US09-7131070
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.2M
MEDICAL BUILDING
Est. value
$18.5M
AUTO REPAIR, GARAGE
Est. value
$14.9M
OFFICE BUILDING
Est. value
$14.0M
RETAIL STORES
Est. value
$12.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1978
Heating
NONE
Units
46
Lot
2.19 ac
Current owner
From public records · entity-resolved
11 Mendridge LLC
Entity
Mailing address
750 E B ST STE #3220, SAN DIEGO, CA 92101-8771
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2024
$13,600,000
11 Mendridge LLC
Oceanside Ep LLC
Grant Deed
$9,600,000 · Ffb Bank
Nov 25, 2019
—
Oceanside Ep LLC
—
Deed
related
$6,775,000 · Cit Bank NA
Oct 28, 2015
$3,100,000
Oceanside Ep LLC
Goldman Glenn L Family Trust
Grant Deed
—
Oct 9, 2007
—
Glenn L Goldman
James M Watkins SR.
Grant Deed
$3,677,000 · First Federal Bank Of California
May 4, 2007
—
James M Watkins SR.
Watkins,carol L C
Affidavit Of Death
related
—
Nov 26, 2001
—
James M Watkins
Wilbur,john H & Christine A
Grant Deed
$2,850,000 · California Federal Bank
Oct 19, 1995
$1,400,000
John H Wilbur
Glendale Federal Bank
Grant Deed
$1,120,000 · Glendale Federal Bank
Jul 26, 1995
$1,370,000
Glendale Federal Bank
Galanoudes,george
Trustees Deed
related
—
Aug 24, 1993
—
Imperium Property Management
Galanoudes,georg
Grant Deed
related
—
Mar 27, 1989
$2,600,000
Galanoudes Georg
Tovar Yvonne M
Trustees Deed
—
—
—
John J Chun
—
Deed Of Trust
related
$1,900,000 · Individual
—
—
Galanoudes Gerog
—
Deed Of Trust
related
$2,080,000 · Reen John J
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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