Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Established Tailoring Business Opportunity Title is generated by Realmo AI

    646 E 1 Street, Tustin, CA 92780

    View on Map
    Claim this Listing
    New
    For Sale
    $95,000

    Business Opportunity - Tustin, CA

    Property size:
    660 SF
    Price / SF:
    $143/SF
    Added:
    May 11, 2026
    Days on Market:
    1
    Last Refresh:
    May 11 at 8:06 pm

    Property Features for 646 E 1 Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    40160101
    Size
    660 SF

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Payam Shirazi
    Payam Shirazi

    Listing agent Payam Shirazi License #01925601

    Listing office Payam Shirazi, Broker 13103 Pintado, Irvine, CA

    Listing date May 11, 2026

    MLS# OC26102023 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established tailoring business since 1987 with a strong reputation and loyal clientele
    • Prime location in the high‑traffic Larwin Square shopping center
    • Excellent visibility, steady foot traffic, and ample parking
    • Includes inventory, equipment, fixtures, and goodwill
    • Convenient access to major freeways and surrounding cities (Irvine, Santa Ana, Orange)
    • Ideal for an owner‑operator, tailor, or entrepreneur

    Overview

    This is an established tailoring and alterations business opportunity located in Tustin, California. Style Today Tailoring has been serving the community since 1987, building a reputation for quality craftsmanship and customer service. The business is located within the Larwin Square shopping center, benefiting from visibility, foot traffic, ample parking, and proximity to retailers, restaurants, fitness centers, and residential neighborhoods. The 660 square foot property is located in central Orange County, with access to freeways and surrounding cities including Irvine, Santa Ana, and Orange. Inventory, equipment, fixtures, and goodwill are included in the sale. This is an opportunity for an owner-operator, tailor, fashion professional, or entrepreneur looking to acquire an established business with decades of goodwill and community presence.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Style Today Tailoring (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tustin
    County
    Orange
    State
    California
    Longitude
    -117.817472
    Latitude
    33.745144

    Nearby Similar for Sale

    • $1,950,000
      5,068 SF

      Tustin Fourplex with Recent Renovations

      Turnkey fourplex in Tustin, fully renovated in 2019.
      15582 Boleyn Circle, Tustin, CA 92780
      View Details
    • $6,200,000
      11,800 SF

      Tustin Multi-Unit Residential Oasis

      Modern multi-unit property with remodeled home in desirable Tustin.
      1042 San Juan Street, Tustin, CA 92780
      View Details
    • $140,000

      Tustin Restaurant Business Opportunity

      Turnkey restaurant with beer and wine license in downtown Tustin.
      682 El Camino Real, Tustin, CA 92780
      View Details
    • $4,520,200
      9,320 SF

      Industrial R&D Building For Sale

      Industrial R&D building with office and warehouse space. Leased.
      1173 Warner Ave, Tustin, CA 92780
      View Details
    • $6,200,000
      11,800 SF

      Modern Multi-Unit Property in Tustin

      New multi-unit property with modern design in a desirable location.
      1042 San Juan St, Tustin, CA 92780
      View Details
    • $2,250,000
      4,474 SF

      Tustin Mixed-Use Commercial Building

      Two-level building with retail, office, and warehouse space.
      3045 Edinger Avenue, Tustin, CA 92780
      View Details
    • $2,150,000
      2,580 SF

      Historic Office Building For Sale

      Historic office building with excellent freeway access, renovated in 2021.
      14891 Yorba Street, Tustin, CA 92780
      View Details
    • $1,950,000
      1,200 SF

      Tustin Fourplex: Turnkey Investment

      Completely renovated four-unit apartment building in Tustin, California.
      15582 Boleyn Cir, Tustin, CA 92780
      View Details
    • $3,700,000

      Two Tustin Fourplexes on Large Lots

      Two fourplexes on separate lots, conventional financing available.
      164 Preble Dr, Tustin, CA 92780
      View Details
    • $459
      73,228 SF

      Versatile Office/Industrial Condo in Tustin

      3,528 SF R&D condo with bonus mezzanine and warehouse.
      1382 Valencia Ave, Unit N, Tustin, CA 92780
      View Details
    • $2
      15,736 SF

      Retail Space in Tustin Village

      Retail space in a densely populated area with easy access.
      15761 Tustin Village Way, Tustin, CA 92780
      View Details
    • $1,500,000
      1,940 SF

      Retail Space For Sale

      Retail space with 1,940 SqFt available for purchase.
      1091 Bryan Avenue, Tustin, CA 92780
      View Details

    FAQs

    What type of property is this?
    Retail space - Established tailoring business for sale in Tustin, CA.
    Where is this retail space located?
    The property is located at 646 E 1 Street Tustin, CA.
    What is the asking price?
    The asking price for this property is $95,000.
    What are key features of this property?
    This property features: Established tailoring business since 1987 with a strong reputation and loyal clientele; Prime location in the high‑traffic Larwin Square shopping center; Excellent visibility, steady foot traffic, and ample parking
    (949) 436-3936
    We can help!
    Listing Contact
    Payam Shirazi
    Payam Shirazi
    Real Estate License ID: 01925601
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    646 E 1 Street, Tustin, CA 92780
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!