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Property profile & analytics
OFF-MARKET
Estimated value
$7,695,000
Warehouses
11041 Via El Mercado, Los Alamitos, CA 90720-2811
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2384988
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1977
Total area
20,270 SF
Lot
1.19 ac (51,832 SF)
APN
222-021-10
UPID
US09-2384988
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
-
Medical Advancement Center Medical Certificate Service Education Center
-
Metal Fx Motorsports Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.49M
CAP Approach
CAP
$4.79M
Comparable Approach
Comparable
$7.43M
Blend (final)
Blend
$7.70M
Owner & transaction history
Thomas G Mcdonald · 3 yrs held
Thomas G Mcdonald
since 2022
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.9M
+84.2%
Commercial (general)
$9.7M
+81.1%
Neighborhood: shopping center
$9.5M
+77.3%
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
$7,560,000
ML approach
$7,490,000
CAP Approach
CAP Return
Estimation
6%
$5,185,000
6.5%
$4,785,000
7%
$4,445,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,360,000
Current use
RETAIL STORES
$9,875,000
Change: +84% · Conversion: Moderate
COMMERCIAL (GENERAL)
$9,715,000
Change: +81% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,510,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,040,000
Change: +69% · Conversion: Easy
OFFICE BUILDING
$8,695,000
Change: +62% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,540,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$7.70M
Range $6.93M – $8.46M · ±10% · vs last sale $8.00M (Sep 22 2022)
Last sale anchor
$8.00M
Sep 22 2022
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
$380 / 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
$90,474
Tax year 2024
Assessed value
$8,160,000
Assessed 2024
Previous assessed
$8,160,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$7,568,400
Assessed improvement
$591,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1977
Heating
NONE
Stories
1
Total area
20,270 SF
Lot
1.19 ac (51,832 SF)
APN
222-021-10
UPID
US09-2384988
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
WAREHOUSE, STORAGE Current
Est. value
$5.4M
RETAIL STORES
Est. value
$9.9M
COMMERCIAL (GENERAL)
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$9.0M
OFFICE BUILDING
Est. value
$8.7M
INDUSTRIAL (GENERAL)
Est. value
$6.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1977
Heating
NONE
Stories
1
Lot
1.19 ac
Current owner
From public records · entity-resolved
Thomas G Mcdonald
Individual
Mailing address
2137 LOS AMIGOS ST, LA CANADA, CA 91011-1348
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Sep 22, 2022
$8,000,000
Thomas G Mcdonald
James M Cleland
Grant Deed
$1,250,000 · Farmers & Merchants Bank Of Long Be
Apr 22, 2021
—
James M Cleland
—
Deed
related
$1,500,000 · Symetra Life Insurance Co
May 7, 2014
—
Cleland,arlene M & Arlene M Trust
Cleland Trust
Quit Claim Deed
related
$1,750,000 · Wells Fargo Bank NA
Aug 17, 2011
—
Cleland Arlene M & Arlene M Trust
Cleland,arlene M
Quit Claim Deed
related
—
May 30, 2003
—
Cleland,tr
Cleland,tr
Quit Claim Deed
related
—
—
—
Robert K Cleland
—
Deed Of Trust
related
$400,000 · Sumitomo Bank Of California
—
—
Robert K Cleland
—
Deed Of Trust
related
$411,897 · Harbor Bank
—
—
Cleland Trust
—
Deed Of Trust
related
$1,300,000 · Sunwest Bank
—
—
Robert K Cleland
—
Deed Of Trust
related
$975,000 · First Business Bank
—
—
Robert K Cleland
—
Deed Of Trust
related
—
—
—
Robert K Cleland
—
Deed Of Trust
related
$200,000 · Harbor Bank
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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