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Property profile & analytics
OFF-MARKET
Estimated value
$12,565,000
Showrooms
108 Pacifica Irvine, CA 92618-3332
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1430715
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1989
Total area
32,996 SF
Lot
1.54 ac (67,104 SF)
APN
585-021-04
UPID
US09-1430715
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
-
First Team Property Management Property Management Company
-
House of RIMAN Cosmetic Store
-
ADHI Schools Vocational School Training Center
-
Hallmark Escrow Bank Loan Service
-
Homeowners First Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.85M
CAP Approach
CAP
$8.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.57M
Owner & transaction history
Rspectrum LLC · 2 yrs held
Rspectrum LLC
since 2023
Last sale
$13.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.1M
+38.7%
Neighborhood: shopping center
$15.5M
+33.6%
Auto repair, garage
$14.7M
+27.0%
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 Irvine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irvine 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
$15,335,000
ML approach
$10,850,000
CAP Approach
CAP Return
Estimation
6%
$9,590,000
6.5%
$8,850,000
7%
$8,220,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,590,000
Current use
RETAIL STORES
$16,080,000
Change: +39% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$15,480,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,720,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$14,155,000
Change: +22% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,360,000
Change: +15% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$11,985,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$12.57M
Range $11.31M – $13.82M · ±10% · vs last sale $13.90M (Oct 27 2023)
Last sale anchor
$13.90M
Oct 27 2023
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
$381 / 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
$143,797
Tax year 2024
Assessed value
$13,900,000
Assessed 2024
Previous assessed
$13,900,000
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$10,398,414
Assessed improvement
$3,501,586
Applied tax rate
26.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1989
Heating
NONE
Total area
32,996 SF
Lot
1.54 ac (67,104 SF)
APN
585-021-04
UPID
US09-1430715
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
COMMERCIAL (GENERAL) Current
Est. value
$11.6M
RETAIL STORES
Est. value
$16.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.5M
AUTO REPAIR, GARAGE
Est. value
$14.7M
OFFICE BUILDING
Est. value
$14.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.4M
INDUSTRIAL (GENERAL)
Est. value
$12.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1989
Heating
NONE
Lot
1.54 ac
Current owner
From public records · entity-resolved
Rspectrum LLC
Entity
Mailing address
108 PACIFICA #201, IRVINE, CA 92618-3332
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Oct 27, 2023
$13,900,000
Rspectrum LLC
New Phase Ft LLC
Grant Deed
—
Aug 20, 2012
—
New Phase Ft LLC
Fre 510 LLC
Grant Deed
related
—
Oct 11, 2011
$7,681,000
Fre 510 LLC
108 Pacifica LLC
Grant Deed
—
Nov 7, 1991
$3,300,000
Mtg USA In Lomas
Westmack Spectru
Trustees Deed
related
—
Mar 22, 1989
$2,081,000
Westmack Spectru
Irvine Co
Grant Deed
—
—
—
108 Pacifica LLC
—
Deed Of Trust
related
$1,300,000 · Cdc Small Business Finance Co
—
—
White Pearl Investment Co
—
Deed Of Trust
related
$5,000,000 · Fremont Investment & Loan
—
—
108 Pacific LLC
—
Deed Of Trust
related
$4,615,000 · Zions First National Bank
—
—
108 Pacifica LLC
—
Deed Of Trust
related
$75,000 · Cameron Merage
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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