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Property profile & analytics
OFF-MARKET
Estimated value
$6,290,000
Hotels
805-15 Freeman St Oceanside, CA 92054
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7657876
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1965
Total area
20,506 SF
Lot
0.65 ac (28,314 SF)
Zoning code
COMMERCIAL
APN
143-206-06-00
UPID
US09-7657876
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
$8.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.29M
Owner & transaction history
Oceanside Hospitality Group · 4 yrs held
Oceanside Hospitality Group
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$8,625,000
ML approach
$8,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$9,730,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$6.29M
Range $5.66M – $6.92M · ±10% · vs last sale $6.00M (Mar 30 2022)
Last sale anchor
$6.00M
Mar 30 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
$307 / 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
$65,308
Tax year 2024
Assessed value
$5,774,220
Assessed 2024
Previous assessed
$5,774,220
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,288,880
Assessed improvement
$3,485,340
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1965
Heating
NONE
Units
46
Total area
20,506 SF
Lot
0.65 ac (28,314 SF)
Zoning code
COMMERCIAL
APN
143-206-06-00
UPID
US09-7657876
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
MEDICAL BUILDING
Est. value
$9.7M
MEDICAL 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
1965
Heating
NONE
Units
46
Lot
0.65 ac
Current owner
From public records · entity-resolved
Oceanside Hospitality Group
Entity
Mailing address
514 NEPTUNE WAY, OCEANSIDE, CA 92054
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2025
—
Oceanside Hospitality Group
—
Deed
related
$772,500 · Nikki Investments LLC
Mar 30, 2022
$6,000,000
Oceanside Hospitality Group
Neptune Hotels LLC
Grant Deed
$4,800,000 · Pinncacle Bank
Apr 30, 2021
$3,850,000
Neptune Hotels LLC
Kyu Kim Chang
Grant Deed
$2,695,000 · New Omni Bank NA
Apr 24, 2017
—
Kyu Kim Chang
—
Deed
related
$860,000 · Us Metro Bank
—
—
Chang K Kim
—
Deed Of Trust
related
$586,000 · California Center Bank
—
—
Chang K Kim
—
Deed Of Trust
related
$950,000 · Us Metro Bank
—
—
Chang K Kim
—
Deed Of Trust
related
$450,000 · Us Metro 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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