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Property profile & analytics
OFF-MARKET
Estimated value
$3,750,000
Apartment buildings
554 Greenbrier Dr Oceanside, CA 92054-4333
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9071494
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
10,028 SF
Lot
0.65 ac (28,314 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
149-320-04-00
UPID
US09-9071494
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
$3.51M
CAP Approach
CAP
$2.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.75M
Owner & transaction history
Cal Sunshine Investment LLC · 2 yrs held
Cal Sunshine Investment LLC
since 2023
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.8M
+30.2%
Auto repair, garage
$3.8M
+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
$3,555,000
ML approach
$3,505,000
CAP Approach
CAP Return
Estimation
6%
$2,590,000
6.5%
$2,390,000
7%
$2,220,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,655,000
Current use
MEDICAL BUILDING
$4,760,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,830,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$3,615,000
Change: -1% · Conversion: Moderate
RETAIL STORES
$3,160,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.97M (Oct 20 2023)
Last sale anchor
$3.97M
Oct 20 2023
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
$374 / 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
$44,580
Tax year 2024
Assessed value
$3,970,000
Assessed 2024
Previous assessed
$3,970,000
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$3,000,000
Assessed improvement
$970,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1970
Heating
NONE
Units
12
Bathrooms
12
Total area
10,028 SF
Lot
0.65 ac (28,314 SF)
Zoning code
R-3:RESTRICTED MULTIPLE
APN
149-320-04-00
UPID
US09-9071494
Jurisdiction
SAN DIEGO
Zoning & alternative use
R-3:RESTRICTED MULTIPLE · Oceanside, CA
Zoning R-3:RESTRICTED MULTIPLE · permitted uses
R-3:RESTRICTED MULTIPLE · 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
$3.7M
MEDICAL BUILDING
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$3.2M
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
1970
Heating
NONE
Units
12
Bathrooms
12
Lot
0.65 ac
Current owner
From public records · entity-resolved
Cal Sunshine Investment LLC
Entity
Mailing address
7645 CAMINITO COROMANDEL, LA JOLLA, CA 92037-3513
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2023
$3,970,000
Cal Sunshine Investment LLC
Joel Thurm
Grant Deed
$2,000,000 · Joel Thurm Trust
Aug 23, 2021
—
Joel Thurm
—
Deed
related
$950,000 · Jpmorgan Chase Bank NA
May 20, 2015
—
Joel Thurm
Joel Thurm
Intrafamily Transfer
related
$680,000 · Jpmorgan Chase Bank NA
Aug 4, 2010
—
Thurm Joel Living Trust
Thurm,joel
Quit Claim Deed
related
—
May 23, 2005
—
Joel Thurm
Drec 0447 LLC
Grant Deed
$525,000 · Washington Mutual Bank Fa
Dec 27, 2004
—
Drec 0447 LLC
Gleiberman Family
Grant Deed
related
—
Jan 15, 1998
$455,000
Gleiberman Trust
Slawson,grant H & Victoria H
Grant Deed
$337,500 · Quaker City Federal S & L
Mar 31, 1997
$282,000
Grant H Slawson
Fidelity Federal Bank
Grant Deed
—
Feb 28, 1997
$517,272
Fidelity Federal Bank
Azar Trust
Grant Deed
related
—
Jun 22, 1995
—
Edward P Etal Azar
Azar,edward P Etal
Quit Claim Deed
related
—
May 20, 1988
$660,000
Dat Professional
Casa Entrada La
Trustees Deed
$528,000 · Fidelity Federal Bank
—
—
Geliberman Trust
—
Deed Of Trust
related
$480,000 · Quaker City Federal S & L
—
—
Verdugo Trustee Svcs Corp
—
Deed Of Trust
related
$868,250 · California Federal Bank
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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