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Property profile & analytics
FOR LEASE
Community centers
805 College Blvd Oceanside, CA 92057
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9054929
For Lease
$22,710,000
805 College Blvd, Oceanside, CA 92057
View Listing →
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1996
Total area
10,500 SF
Lot
1.43 ac (62,290 SF)
Zoning code
COMMERCIAL
APN
161-553-17-00
UPID
US09-9054929
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
-
Tony Pepperoni Restaurant
-
Jose Lopez REALTOR®️ Real Estate Agency
-
Jaime Castaneda REALTOR®️ Real Estate Agency
-
Bruno Nascimento, REALTOR® Real Estate Agency
-
Just Food For Dogs (Bike/Boat/Book/etc) Store Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$22.54M
Blend (final)
Blend
$22.71M
Owner & transaction history
Gershman Properties LLC · 6 yrs held
Gershman Properties LLC
since 2020
Last sale
$24.5M
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Oceanside, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.3M
+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
$31,345,000
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
$13,750,000
Current use
COMMERCIAL (GENERAL)
$17,250,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$22.71M
Range $20.44M – $24.98M · ±10% · vs last sale $24.50M (Jun 9 2020)
Last sale anchor
$24.50M
Jun 9 2020
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
$2,163 / 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
$80,932
Tax year 2024
Assessed value
$7,130,140
Assessed 2024
Previous assessed
$7,130,140
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,503,247
Assessed improvement
$2,626,893
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
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
1996
Heating
NONE
Units
1
Total area
10,500 SF
Lot
1.43 ac (62,290 SF)
Zoning code
COMMERCIAL
APN
161-553-17-00
UPID
US09-9054929
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Oceanside, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Oceanside, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$13.8M
COMMERCIAL (GENERAL)
Est. value
$17.3M
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
1996
Heating
NONE
Units
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
Gershman Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
12300 WILSHIRE BLVD STE #310, LOS ANGELES, CA 90025-1057
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2020
—
Gershman Properties LLC
—
Deed
related
$12,250,000 · Bank Of The Sierra
Jun 9, 2020
$24,500,000
Gershman Properties LLC
Agc Town Center North LLC
Grant Deed
—
Jun 10, 2019
—
Agc Pacific Coast Plaza LLC
—
Grant Deed
related
$55,355,000 · Cibc
Jul 11, 2017
—
Agc Town Center North LLC
Agc Sd Retail 6 LLC
Quit Claim Deed
—
Jun 29, 2015
$5,250,000
Agc Sd Retail 6 LLC
Chula Vista Town Center Assocs
Grant Deed
—
Jul 3, 2003
—
Chula Vista Town Ctr Assoc II
Gatlin,franklin C
Trustees Deed
$19,150,000 · Morgan Stanley Mtg Capital INC
Feb 2, 1994
$1,225,000
Krb Enterprises INC
—
Grant Deed
related
—
—
—
Gershman Properties LLC
—
Deed Of Trust
related
$12,250,000 · Bank Of The Sierra
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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