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Property profile & analytics
OFF-MARKET
Estimated value
$3,170,000
Showrooms
1252 Irvine Blvd, Tustin, CA 92780-3531
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1187261
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1929
Total area
15,960 SF
Lot
1.21 ac (52,681 SF)
APN
103-633-36
UPID
US09-1187261
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
Current use
Occupant on record · Public records
-
E-Orthodontics Dental Office
-
Sharif Lotfi Elbayoumy Dental Office
-
Doctors Management Consultants Medical Clinic
-
Dr. Sharif Elbayoumy Dental Office
-
Denny Barbara Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.15M
Comparable Approach
Comparable
$1.99M
Blend (final)
Blend
$3.17M
Owner & transaction history
La Jolla Plaza LLC · 19 yrs held
La Jolla Plaza LLC
since 2007
5 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 Tustin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tustin 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%
$4,490,000
6.5%
$4,145,000
7%
$3,850,000
Blend value · Realmo final
$3.17M
Range $2.85M – $3.49M · ±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
$199 / 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
$43,484
Tax year 2024
Assessed value
$3,745,156
Assessed 2024
Previous assessed
$3,745,156
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,795,686
Assessed improvement
$1,949,470
Applied tax rate
13.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1929
Heating
NONE
Stories
2
Units
2
Total area
15,960 SF
Lot
1.21 ac (52,681 SF)
APN
103-633-36
UPID
US09-1187261
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
Building & site characteristics
From public records
Year built
1929
Heating
NONE
Stories
2
Units
2
Lot
1.21 ac
Current owner
From public records · entity-resolved
La Jolla Plaza LLC
Entity
Mailing address
6621 E PACIFIC COAST HWY STE #280, LONG BEACH, CA 90803-4242
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2021
—
La Jolla Plaza LLC
—
Deed
related
$1,850,000 · Mission FCU
Sep 30, 2016
—
La Jolla Plaza LLC
—
Deed
related
$1,822,000 · Wells Fargo Bank NA
Apr 13, 2007
—
La Jolla Plaza LLC
Irvine Street Associates
Grant Deed
—
—
—
Irvine St. Assoc
—
Deed Of Trust
related
$2,325,000 · Home Savings Of America
—
—
Irvine Street Associates
—
Deed Of Trust
related
$1,780,929 · Washington Mutual Fsb
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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