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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Office Spaces
105 Avenida De La Estrella 1st Ste 1 San Clemente, CA 92672-3985
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2157399
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Total area
1,569 SF
Lot
0.04 ac (1,560 SF)
APN
933-730-31
UPID
US10-2157399
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
by Request
CAP Approach
CAP
$505k
Comparable Approach
Comparable
$849k
Blend (final)
Blend
$705k
Owner & transaction history
Yhwh Properties LLC
Yhwh Properties LLC
since 2026
Last sale
$800,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$765,000
+13.6%
Neighborhood: shopping center
$735,000
+9.3%
Auto repair, garage
$700,000
+4.0%
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 San Clemente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Clemente 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%
$550,000
6.5%
$505,000
7%
$470,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$675,000
Current use
RETAIL STORES
$765,000
Change: +14% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$735,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$700,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $800k (Feb 4 2026)
Last sale anchor
$800k
Feb 4 2026
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
$449 / 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
$4,796
Tax year 2024
Assessed value
$472,564
Assessed 2024
Previous assessed
$472,564
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$185,787
Assessed improvement
$286,777
Applied tax rate
10.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1982
Heating
NONE
Total area
1,569 SF
Lot
0.04 ac (1,560 SF)
APN
933-730-31
UPID
US10-2157399
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
OFFICE BUILDING Current
Est. value
$675,000
RETAIL STORES
Est. value
$765,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$735,000
AUTO REPAIR, GARAGE
Est. value
$700,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1982
Heating
NONE
Lot
0.04 ac
Current owner
From public records · entity-resolved
Yhwh Properties LLC
Entity
Mailing address
33831 VIA DE AGUA, SAN JUAN CAPO, CA 92675-5044
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2026
$800,000
Yhwh Properties LLC
Geza Joseph Krempels & Dixie Albrig
Grant Deed
$680,000 · Farmers & Merchants Bank Of Long Be
Nov 8, 1989
—
Frost
Frost Jess L
Quit Claim Deed
related
—
Nov 8, 1989
$455,000
Krempels Geza J
Frost & Holmes
Trustees Deed
$205,000 · Frost & Holmes
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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