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Property profile & analytics
OFF-MARKET
Estimated value
$6,010,000
Flex space
1131 Wakeham Ave, Santa Ana, CA 92705-4145
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1727247
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1978
Total area
15,480 SF
Lot
0.73 ac (31,780 SF)
APN
011-262-37
UPID
US09-1727247
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
$6.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.52M
Blend (final)
Blend
$6.01M
Owner & transaction history
Cref3 Wakeham Owner LLC · 4 yrs held
Cref3 Wakeham Owner LLC
since 2022
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.3M
+77.3%
Retail stores
$5.9M
+45.0%
Apartment house (5+ units)
$5.8M
+41.3%
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
$6,705,000
ML approach
$6,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,095,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,260,000
Change: +77% · Conversion: Difficult
RETAIL STORES
$5,940,000
Change: +45% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,785,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,980,000
Change: +22% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,615,000
Change: +13% · Conversion: Easy
Blend value · Realmo final
$6.01M
Range $5.41M – $6.61M · ±10% · vs last sale $5.50M (Apr 8 2022)
Last sale anchor
$5.50M
Apr 8 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
$388 / 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
$66,536
Tax year 2024
Assessed value
$5,722,200
Assessed 2024
Previous assessed
$5,722,200
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$5,045,940
Assessed improvement
$676,260
Applied tax rate
11.0000
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
Total area
15,480 SF
Lot
0.73 ac (31,780 SF)
APN
011-262-37
UPID
US09-1727247
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
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.3M
RETAIL STORES
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.6M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Heating
NONE
Stories
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
Cref3 Wakeham Owner LLC
Entity
Mailing address
5221 N O CONNOR BLVD STE #700, IRVING, TX 75039-4428
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
Jun 11, 2024
—
Cref3 Wakeham Owner LLC
—
Deed
related
$493,000,000 · German American Capital Corporation
Jun 10, 2022
—
Chee3 Wakeham Owner LLC
—
Deed
related
$400,000 · Deutsche Bank National Trust Co
Apr 8, 2022
$5,500,000
Cref3 Wakeham Owner LLC
Huy Nguyen
Grant Deed
—
Mar 4, 2022
—
Huy Nguyen
Huy Nguyen
Intrafamily Transfer
related
—
Jun 14, 2021
$4,225,000
Huy Nguyen
Omniprint INC
Grant Deed
$3,591,200 · Us Metro Bank
Jun 14, 2021
—
Huy Nguyen
Trang Le
Intrafamily Transfer
related
—
Aug 18, 2017
$3,000,000
Omniprint INC
Tyler Pauline 2013 Trust
Grant Deed
$2,550,000 · Harvest Small Busn Fin LLC
Dec 5, 2013
—
Tyler,pauline 2013 Trust
Tyler Pauline N Trust
Quit Claim Deed
related
—
Oct 6, 2005
—
Tyler Pauline N Trust
Tyler Pauline N Trust
Quit Claim Deed
related
—
Sep 8, 2005
—
Tyler Pauline N Trust
Reynolds H R & P N Trust
Grant Deed
related
—
Aug 18, 1994
$500
Reynolds Trust
1131 Wakeham Bui
Grant Deed
$400,000 · Wells Fargo 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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