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Property profile & analytics
OFF-MARKET
Estimated value
$3,975,000
Apartment buildings
1003 Bishop St Santa Ana, CA 92703-4877
Individually Owned
8-yr Hold
Absentee Owner
Property ID
US09-3394388
Property summary
AI-generated overview
Pauahi Tower offers exceptional executive office suites in Santa Ana, California. Located at 1003 Bishop Street, Suite 2700, this 28-story Class A high-rise building boasts 13,465 square feet of total space. Three individual suites are currently available, ranging from a minimum of 180 square feet to a maximum of 209 contiguous square feet. A total of 597 square feet is currently vacant. The building features 53 recently constructed offices, many with spectacular floor-to-ceiling views. Enjoy the convenience of being in the heart of Santa Ana, within easy walking distance of various amenities. The property is situated in Orange County, zip code 92703, and is surrounded by a lush one-acre landscaped park. This is a multiple tenancy building, offering a variety of options for businesses of all sizes. Note that a special offer of three months free rent is available with a 12-month lease agreement for new clients only. The building's prime location and modern amenities make it an ideal choice for discerning businesses seeking a prestigious address. Contact us today to schedule a viewing and explore the available office spaces.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Total area
15,873 SF
Lot
0.56 ac (24,479 SF)
APN
010-121-46
UPID
US09-3394388
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
-
BishopVillas Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.10M
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$3.98M
Owner & transaction history
Joel Verduco · 8 yrs held
Joel Verduco
since 2018
7 recorded transactions
Zoning & alternative use
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,435,000
6.5%
$4,095,000
7%
$3,805,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,500,000
Current use
RETAIL STORES
$6,090,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.98M
Range $3.58M – $4.37M · ±10%
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
$250 / 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
$64,428
Tax year 2024
Assessed value
$5,242,937
Assessed 2024
Previous assessed
$5,242,937
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,372,834
Assessed improvement
$870,103
Applied tax rate
11.0000
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
1965
Heating
NONE
Stories
2
Units
23
Total area
15,873 SF
Lot
0.56 ac (24,479 SF)
APN
010-121-46
UPID
US09-3394388
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.5M
RETAIL STORES
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1965
Heating
NONE
Stories
2
Units
23
Lot
0.56 ac
Current owner
From public records · entity-resolved
Joel Verduco
Individual
Mailing address
14722 BROOKLINE WAY, TUSTIN, CA 92780-2518
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2021
—
Leticia Verduzco
—
Deed
related
$3,250,000 · Orange Countys Cu
Mar 21, 2018
$4,700,000
Joel Verduco
Nady Z Hebis
Grant Deed
$3,050,000 · Homestreet Bank
Mar 30, 2015
—
Hebish,shahid Living Trust
Shahid Jehan A
Quit Claim Deed
related
—
Mar 27, 2015
—
Jehan A Shahid
Hebish Shahid Living Trust
Quit Claim Deed
related
$2,587,500 · Opus Bank
Oct 20, 2014
—
Hebish,shahid Living Trust
Hebish,nady Z
Quit Claim Deed
related
—
Aug 16, 2012
—
Mmmse Bishop LP
Schantz Family Trust
Quit Claim Deed
$1,537,500 · Bofi Federal Bank
Aug 15, 2012
$41,500
Schantz Trust 1
Schantz Family Trust
Quit Claim Deed
related
—
Jul 20, 2012
—
Schantz Family Trust
Mmmse Bishop LP
Quit Claim Deed
related
—
Aug 26, 2011
—
Mmmse Bishop LP
Schantz Family Trust
Quit Claim Deed
related
—
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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