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Property profile & analytics
OFF-MARKET
Estimated value
$3,570,000
Flex space
11639 Coley Riv Cir Fountain Valley, CA 92708-4216
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2013309
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1979
Total area
13,296 SF
Lot
0.67 ac (29,263 SF)
APN
169-401-12
UPID
US09-2013309
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
$4.93M
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
$2.48M
Blend (final)
Blend
$3.57M
Owner & transaction history
Oeung Seay · 6 yrs held
Oeung Seay
since 2020
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.1M
+28.5%
Apartment house (5+ units)
$5.0M
+25.2%
Commercial (general)
$4.8M
+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
$4,980,000
ML approach
$4,925,000
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
RETAIL STORES
$5,100,000
Change: +28% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,970,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,750,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,960,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$3.57M
Range $3.21M – $3.93M · ±10% · vs last sale $3.35M (Feb 13 2020)
Last sale anchor
$3.35M
Feb 13 2020
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
$269 / 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
$41,890
Tax year 2024
Assessed value
$3,591,876
Assessed 2024
Previous assessed
$3,591,876
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$3,216,607
Assessed improvement
$375,269
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 (29,263 SF)
APN
169-401-12
UPID
US09-2013309
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
RETAIL STORES
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.0M
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
1979
Heating
NONE
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Oeung Seay
Individual
Mailing address
11589 COLEY RIV CIR, SANTA ANA, CA 92708-4218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 13, 2020
$3,350,000
Oeung Seay
Salher LLC
Grant Deed
$1,700,000 · Wells Fargo Bank NA
Oct 12, 2018
—
Salher LLC
—
Trustees Deed
related
$325,000 · Psg Capital Partners INC
Aug 16, 2016
—
Salher LLC
—
Deed
related
$1,740,000 · Bank Of The West
Sep 4, 2009
$2,125,000
Salher LLC
Murphy B C & E C Trust
Grant Deed
$1,050,000 · Commerce National Bank
Nov 18, 2004
$181,500
Murphy Bruce C & E C Trust
Trio Ptshp
Grant Deed
related
$750,000 · Sunwest Bank
Jun 16, 1988
$875,000
Trio Partnership
Penick William
Grant Deed
$600,000 · Beneficial Stand
—
—
Stange Dan
—
Deed Of Trust
related
$60,000 · Penick William
—
—
Trio Partnership
—
Deed Of Trust
related
$579,875 · Southern California Bank
—
—
Bruce C Murphy
—
Deed Of Trust
related
$1,300,000 · Greenpoint Mortgage Funding
—
—
Murphy Bruce C & E C Trust
—
Deed Of Trust
related
$219,710 · Daniel J Stange
—
—
Salher LLC
—
Deed Of Trust
related
$1,740,000 · Bank Of The West
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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