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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Retail space
1090 Valencia Dr Fullerton, CA 92833-3305
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3209140
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
3,376 SF
Lot
0.16 ac (7,117 SF)
APN
031-363-15
UPID
US09-3209140
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
-
Lois Ellyn Dance Studio Training Center
-
Nouveau Chamber Ballet Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$835k
Comparable Approach
Comparable
$732k
Blend (final)
Blend
$830k
Owner & transaction history
Thomas Gregory Bozigian · 1 yrs held
Thomas Gregory Bozigian
since 2024
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 Fullerton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fullerton 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%
$905,000
6.5%
$835,000
7%
$775,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,170,000
Current use
COMMERCIAL (GENERAL)
$1,160,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$830k
Range $747k – $913k · ±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
$246 / 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
$11,488
Tax year 2024
Assessed value
$1,040,400
Assessed 2024
Previous assessed
$1,040,400
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$944,346
Assessed improvement
$96,054
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Heating
NONE
Stories
1
Total area
3,376 SF
Lot
0.16 ac (7,117 SF)
APN
031-363-15
UPID
US09-3209140
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
RETAIL STORES Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
COMMERCIAL (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
1956
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Thomas Gregory Bozigian
Individual
Mailing address
14615 GREENWORTH DR, MIRADA, CA 90638-2918
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2024
—
Thomas Gregory Bozigian
Thomas Gregory Bozigian
Intrafamily Transfer
related
—
Jan 4, 2022
—
Tom Bozigian
Tom Bozigian
Intrafamily Transfer
related
—
Mar 19, 2019
—
Ellyn,lois M Trust
—
Deed
related
$117,000 · Chapin Affiliated LLC
Mar 10, 2008
—
Ellyn Lois Margaret Trust
Ellyn,lois M E
Quit Claim Deed
related
—
Dec 7, 2007
—
Ellyn Lois M Trust
Smith,lois M E
Grant Deed
related
—
—
—
Ellyn,lois M Trust
—
Loan Modification
related
$117,000 · Chapin Affiliated LLC
—
—
Ellyn,lois M Trust
—
Deed Of Trust
related
$117,000 · Val-chris Invs
—
—
Ellyn Lois M Trust
—
Deed Of Trust
related
$100,000 · Val-chris Investments INC
—
—
Lois N E Smith
—
Deed Of Trust
related
$7,150 · Gail Duchetta
—
—
Ellyn Lois M Trust
—
Deed Of Trust
related
$30,000 · First Centennial Bank
—
—
Ellyn Lois M Trust
—
Deed Of Trust
related
$110,000 · Val-chris Investments INC
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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