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Property profile & analytics
OFF-MARKET
Estimated value
$4,960,000
Flex space
10794 Los Vaqueros Cir, Los Alamitos, CA 90720-2515
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2422353
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1978
Total area
14,300 SF
Lot
0.64 ac (27,991 SF)
APN
241-251-09
UPID
US09-2422353
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
-
Kids Artistic Revue Theater & Performing Art Venue Training Center
-
Superior Engineering Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.81M
Blend (final)
Blend
$4.96M
Owner & transaction history
Beeacon Investments LLC
Beeacon Investments LLC
since 2025
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.0M
+51.0%
Commercial (general)
$6.9M
+48.5%
Neighborhood: shopping center
$6.7M
+45.4%
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 Los Alamitos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Alamitos 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
$5,745,000
ML approach
$5,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,615,000
Current use
RETAIL STORES
$6,970,000
Change: +51% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,850,000
Change: +49% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,710,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,380,000
Change: +38% · Conversion: Easy
OFFICE BUILDING
$6,135,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,340,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.96M
Range $4.46M – $5.46M · ±10% · vs last sale $4.60M (Apr 15 2021)
Last sale anchor
$4.60M
Apr 15 2021
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
$347 / 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
$55,209
Tax year 2024
Assessed value
$4,881,556
Assessed 2024
Previous assessed
$4,881,556
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$4,350,952
Assessed improvement
$530,604
Applied tax rate
22.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Units
2
Total area
14,300 SF
Lot
0.64 ac (27,991 SF)
APN
241-251-09
UPID
US09-2422353
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.6M
RETAIL STORES
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
OFFICE BUILDING
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1978
Heating
NONE
Stories
1
Units
2
Lot
0.64 ac
Current owner
From public records · entity-resolved
Beeacon Investments LLC
Entity
Mailing address
739 LORRAINE BLVD APT B01, LOS ANGELES, CA 90005-6201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2025
—
Beeacon Investments LLC
—
Deed
related
$2,478,000 · Cdc Small Business Finance Corp
Jul 31, 2025
$6,050,000
Beeacon Investments LLC
Westpoint Investment LLC
Grant Deed
$3,025,000 · American Business Bank
Dec 23, 2022
—
Westpoint Investment LLC
—
Deed
related
$1,500,000 · Commonwealth Business Bank
Apr 15, 2021
$4,600,000
Westpoint Investment LLC
Lands Brothers LLC
Grant Deed
$3,000,000 · Commonwealth Business Bank
Mar 28, 2017
—
Lands Brothers LLC
—
Deed
related
$1,500,000 · Bank Of The West
May 16, 2016
—
Lands Brothers LLC
—
Deed
related
$1,500,000 · Bank Of The West
May 3, 2016
$3,100,000
Lands Brothers LLC
Taylor Family Trust
Grant Deed
$1,500,000 · Bank Of The West
May 3, 2016
—
Joan A Taylor
Taylor,david L
Affidavit Of Death
related
—
—
—
Lands Brothers LLC
—
Deed Of Trust
related
$1,500,000 · Bank Of The West
—
—
Lands Brothers LLC
—
Deed Of Trust
related
$1,500,000 · Bank Of The West
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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