Comparative Market Analysis
4119 Thomas Street
Oceanside, California 92056 · Tri-City
3 bed · 2 bath · 1,108 sqft · Built 1966
What is a CMA?
This CMA is a side-by-side comparison of similar homes for sale and similar homes that have recently sold in the same neighborhood. Data is sorted by home type, beds, baths, lot size, condition, and similar features.
Its purpose is to show fair market value based on past sales, pending sales, and homes active for sale on the market. Information is deemed reliable but not guaranteed. Source: SDMLS.
Neighborhood & Market Context
How 4119 Thomas Street sits within Oceanside’s Tri-City pocket — from regional appeal to hyperlocal buyer demand and development potential.
Community overview
- 92056 / Tri-City is an established residential pocket near the Oceanside–Vista edge, with 1960s–1970s single-story stock, mature trees, and practical access to the 78 and coastal destinations.
- The area attracts buyers who want North County coastal access without downtown density or HOA-heavy planned communities.
Buyer & demand profile
Demand for clean 3/2 single-story homes in this pocket remains durable. Recent sold comps in this report averaged about 101% of original list with roughly 28 days on market — a sign of motivated, well-qualified buyers when pricing is right.
- Primary buyers: Move-up and first-time move-in households seeking yards, single-level living, and proximity to jobs in Oceanside, Vista, Carlsbad, and Camp Pendleton-related employment.
- Secondary buyers: Value-add investors and owner-users evaluating ADU or multigenerational configurations (studio suites and guest spaces appear in nearby marketing).
- Competition: Active listings nearby in the $850K range have been sitting longer (averaging about 79 DOM so far), making strategic pricing essential if the goal is to sell faster than the current active inventory.
Zoning & by-right development potential
Oceanside follows California’s statewide ADU and SB 9 framework.
- ADU / JADU: Residential lots generally support an accessory dwelling unit and junior ADU under state and local rules. Detached ADUs can run up to roughly 1,200 sq ft subject to height, setbacks, and lot standards; reduced 4-ft side/rear setbacks apply to many qualifying ADUs.
- SB 9: Eligible single-family zoned lots may qualify for a two-unit project and/or urban lot split (with unit caps — typically no more than four units total under SB 9 pathways).
Map of Comparables
7 properties in the Oceanside, CA 92056 market area. Click any marker for details.
All Properties
| # | Status | Address | Beds | Baths | Sqft | List Price | Sold Price | Change | DOM | Close Date |
|---|
Comparable Homes
Side-by-side comparison of the subject property against selected comps. Scroll horizontally to see all columns; click Details for full remarks.
Subject property stays pinned on the left. Scroll right to compare all homes. Click on Details to see more pictures.
Market Snapshot
Summary of comparable properties in the Oceanside, CA 92056 (Tri-City) market area.
Sold Property Analysis
How recent sales performed against their original list prices.
Pricing Recommendation
Analysis of comparable properties suggests the following list range.
Comparable Averages by Status
Estimated Seller Proceeds
Based on the Seller’s Estimated Settlement Statement prepared by New Venture Escrow for 4119 Thomas Street.
| Description | Debit | Credit |
|---|---|---|
| Financial Consideration | ||
| Sale Price of Property | $850,000.00 | |
| Prorations / Adjustments | ||
| County Taxes07/01/26 – 09/30/26 | $1,977.71 | |
| Commissions | ||
| Real Estate Commission to Listing Broker | $21,250.00 | |
| Real Estate Commission to Selling Broker | $17,000.00 | |
| Other Loan Charges | ||
| Notary / Signing (Third Party Notary) | $75.00 | |
| Escrow / Title Charges | ||
| Title — Overnight / wire / electronic storage (New Venture Escrow) | $75.00 | |
| Title — Settlement (New Venture Escrow) | $2,415.00 | |
| Title — Sub Escrow | $65.00 | |
| Title — Wire | $50.00 | |
| Title — Owners Title Policy | $2,364.00 | |
| Recording Charges | ||
| County Transfer Tax | $935.00 | |
| Payoffs | ||
| Payoff of First Mortgage Loan | $550,175.00 | |
| Miscellaneous Debits / Credits | ||
| Home Warranty | $900.00 | |
| Termite report / repairs | $150.00 | |
| Zone disclosure | $99.00 | |
| Totals | ||
| Subtotals | $597,530.71 | $850,000.00 |
| Balance Due to Seller | $252,469.29 | |
Estimate Important Disclaimer
Figures are from the Seller’s Estimated Settlement Statement (New Venture Escrow, printed 8/6/2026) and assume a sale price of $850,000 with close of escrow on September 30, 2026. Actual proceeds will vary with final sale price, loan payoff balance, prorations, negotiated credits, and closing costs. This is an estimate only and is not a guarantee of proceeds.