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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Apartment buildings
1226 Borchard Ave Santa Ana, CA 92707-2015
Individually Owned
1-yr Hold
Absentee Owner
Property ID
US09-2955295
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
6,056 SF
Lot
0.22 ac (9,576 SF)
APN
014-251-20
UPID
US09-2955295
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
$2.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.55M
Owner & transaction history
Hamid Reza Bassirpou · 1 yrs held
Hamid Reza Bassirpou
since 2025
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+82.5%
Office building
$3.3M
+47.7%
Neighborhood: shopping center
$2.8M
+25.5%
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
$2,310,000
ML approach
$2,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,265,000
Current use
RESTAURANT
$4,130,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$3,345,000
Change: +48% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,840,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$2,325,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±10% · vs last sale $3.15M (Mar 20 2025)
Last sale anchor
$3.15M
Mar 20 2025
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
$420 / 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
$21,450
Tax year 2024
Assessed value
$1,688,717
Assessed 2024
Previous assessed
$1,688,717
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,495,722
Assessed improvement
$192,995
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Heating
NONE
Stories
2
Units
10
Total area
6,056 SF
Lot
0.22 ac (9,576 SF)
APN
014-251-20
UPID
US09-2955295
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
RESTAURANT
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
RETAIL STORES
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1961
Heating
NONE
Stories
2
Units
10
Lot
0.22 ac
Current owner
From public records · entity-resolved
Hamid Reza Bassirpou
Individual
Mailing address
27425 COUNTRY LN RD, LAGUNA NIGUEL, CA 92677-3802
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2025
—
Hamid Reza Bassirpou
Niguel Equity Partners LLC
Deed
related
—
Jun 6, 2023
—
Niguel Equity Partners LLC
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Jul 20, 2020
—
Niguel Equity Partners LLC
—
Deed
related
$1,850,000 · Financial Ptrs Cu
Apr 9, 2020
$3,150,000
Niguel Equity Partners LLC
Flesner David H Living Trust
Grant Deed
$1,800,000 · Fidelity Bancorp
Jan 29, 2020
—
Married,d H F Separate L Trust
Married D H F Separate Trust
Quit Claim Deed
related
—
Mar 29, 2019
—
Married,d H F Separate L & Trust
Flesner,david H & Pamela A
Quit Claim Deed
related
—
—
—
David H Flesner
—
Deed Of Trust
related
$347,750 · American Savings Bank
—
—
Niguel Equity Partners LLC
—
Deed Of Trust
related
$1,850,000 · Financial Ptrs Cu
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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