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Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Flex space
11589 Coley Riv Cir Fountain Valley, CA 92708-4218
Trust Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-2585782
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1979
Total area
13,296 SF
Lot
0.67 ac (29,261 SF)
APN
169-401-14
UPID
US09-2585782
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
by Request
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$2.48M
Owner & transaction history
Oeung & Chou Family Trust · 9 yrs held
Oeung & Chou Family Trust
since 2017
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,550,000
6.5%
$2,350,000
7%
$2,185,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,970,000
Current use
AUTO REPAIR, GARAGE
$3,960,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$2.48M
Range $2.23M – $2.72M · ±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
$186 / 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
$30,420
Tax year 2024
Assessed value
$2,545,943
Assessed 2024
Previous assessed
$2,545,943
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,776,564
Assessed improvement
$769,379
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
Off-Market
Year built
1979
Heating
NONE
Stories
1
Total area
13,296 SF
Lot
0.67 ac (29,261 SF)
APN
169-401-14
UPID
US09-2585782
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
$4.0M
AUTO REPAIR, GARAGE
Est. value
$4.0M
INDUSTRIAL (GENERAL) Current
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
1979
Heating
NONE
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Oeung & Chou Family Trust
Trust
Mailing address
11589 COLEY RIV CIR, FOUNTAIN VALLEY, CA 92708-4218
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2017
—
Oeung & Chou Family Trust
Oeung,seay
Quit Claim Deed
related
—
Dec 10, 2004
$1,817,500
Seay Oeung
Kaplan Ira P & D L Trust
Grant Deed
$1,635,000 · Us Bank NA
Feb 1, 1996
$740,000
Paul Kaplan
Lu Trust
Grant Deed
$466,000 · California State Bank
—
—
Kaplan Trust
—
Deed Of Trust
related
$505,000 · Harbor Bank
—
—
Kaplan Trust
—
Deed Of Trust
related
$200,000 · Harbor Bank
—
—
Tzay S Lu
—
Deed Of Trust
related
$550,000 · Beneficial Stand
—
—
Paul Kaplan
—
Deed Of Trust
related
$590,000 · First Security 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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