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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Retail space
116 Avenida Victoria San Clemente, CA 92672
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1150556
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
900 SF
Lot
0.09 ac (4,000 SF)
APN
058-083-25
UPID
US09-1150556
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
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$707k
Blend (final)
Blend
$1.05M
Owner & transaction history
Shelby Houle · 2 yrs held
Shelby Houle
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$785,000
+79.0%
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 San Clemente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Clemente 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
$1,030,000
ML approach
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$785,000
Change: +79% · Conversion: Easy
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.05M (Sep 18 2023)
Last sale anchor
$1.05M
Sep 18 2023
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
$1,161 / 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
$10,641
Tax year 2024
Assessed value
$1,050,000
Assessed 2024
Previous assessed
$1,050,000
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$976,309
Assessed improvement
$73,691
Applied tax rate
10.0000
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
900 SF
Lot
0.09 ac (4,000 SF)
APN
058-083-25
UPID
US09-1150556
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
COMMERCIAL (GENERAL)
Est. value
$785,000
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
0.09 ac
Current owner
From public records · entity-resolved
Shelby Houle
Individual
Mailing address
27 VIA CERAMICA, SAN CLEMENTE, CA 92673-7012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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 18, 2023
$1,050,000
Shelby Houle
Morgan M Richardson
Grant Deed
—
Sep 18, 2023
—
Shelby Houle
Christian Houle Cameron
Intrafamily Transfer
related
—
Apr 16, 2021
—
Morgan M Richardson
—
Deed
related
$850,000 · Plutsky Limited Partnership
Dec 31, 2020
—
Morgan M Richardson
—
Deed
related
$75,000 · Mission Capital LLC
Jul 12, 2019
$1,500,000
Richardson Living Trust
Ramos,robert B
Grant Deed
$500,000 · Robert B Ramos
May 15, 2015
—
Robert B Ramos
Ramos Robert & Lucia
Quit Claim Deed
related
$464,000 · Balboa Thrift & Ln
Jul 30, 2002
—
Robert Ramos
Ramos
Quit Claim Deed
related
—
Jun 27, 2000
$150,000
Ramos,lucia
Sinkking Trust
Trustees Deed
$135,000 · Trust Company America Trustee
Jun 27, 2000
—
Lucia Ramos
Ramos,
Quit Claim Deed
related
—
—
—
Robert Ramos
—
Deed Of Trust
related
$220,000 · Alliance Bank
—
—
Lucia Ramos
—
Deed Of Trust
related
$75,000 · Tiberi Trust
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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