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Property profile & analytics
FOR LEASE
Flex space
11240 Young River Ave Fountain Valley, CA 92708
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2071229
For Lease
$2,810,000
11240 Young River Ave, Fountain Valley, CA 92708
View Listing →
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1977
Total area
10,224 SF
Lot
0.58 ac (25,392 SF)
APN
169-351-14
UPID
US09-2071229
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
$3.62M
CAP Approach
CAP
$1.81M
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$2.81M
Owner & transaction history
Rushcutters 1 LLC · 4 yrs held
Rushcutters 1 LLC
since 2021
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.9M
+28.5%
Apartment house (5+ units)
$3.8M
+25.2%
Commercial (general)
$3.7M
+19.6%
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 Fountain Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Valley 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
$3,620,000
ML approach
$3,620,000
CAP Approach
CAP Return
Estimation
6%
$1,960,000
6.5%
$1,810,000
7%
$1,680,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,055,000
Current use
RETAIL STORES
$3,920,000
Change: +28% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,820,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,650,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,045,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.81M
Range $2.53M – $3.09M · ±10% · vs last sale $2.90M (Nov 18 2021)
Last sale anchor
$2.90M
Nov 18 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
$275 / 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
$34,930
Tax year 2024
Assessed value
$3,017,160
Assessed 2024
Previous assessed
$3,017,160
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,708,929
Assessed improvement
$308,231
Applied tax rate
21.0000
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
For Lease
Year built
1977
Heating
NONE
Stories
1
Total area
10,224 SF
Lot
0.58 ac (25,392 SF)
APN
169-351-14
UPID
US09-2071229
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
$3.1M
RETAIL STORES
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1977
Heating
NONE
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Rushcutters 1 LLC
Entity
Mailing address
17 TIDEMARK, LAGUNA NIGUEL, CA 92677-4235
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Nov 18, 2021
—
Rushcutters 1 LLC
Alltwins USA INC
Quit Claim Deed
related
—
Nov 18, 2021
$2,900,000
11240 Young River LLC
Rushcutters 1 LLC
Grant Deed
$1,450,000 · Citizens Business Bank
Jul 15, 2004
—
Alltwins USA INC
—
Deed Of Trust
related
$1,300,000 · Standard Insurance Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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