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Property profile & analytics
OFF-MARKET
Estimated value
$2,440,000
Retail space
1309 1st St Santa Ana, CA 92701-6310
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2773864
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
3,472 SF
Lot
0.23 ac (10,165 SF)
APN
398-456-15
UPID
US09-2773864
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
-
Adriana's Insurance Services Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$2.44M
Owner & transaction history
Ag East 1st Street LLC · 1 yrs held
Ag East 1st Street LLC
since 2024
Last sale
$2.4M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+44.0%
Neighborhood: shopping center
$1.6M
+22.3%
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
$2,620,000
ML approach
$2,565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,920,000
Change: +44% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,630,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$2.44M
Range $2.20M – $2.68M · ±10% · vs last sale $2.40M (Sep 16 2024)
Last sale anchor
$2.40M
Sep 16 2024
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
$703 / 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
$33,460
Tax year 2024
Assessed value
$2,971,382
Assessed 2024
Previous assessed
$2,971,382
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,828,119
Assessed improvement
$143,263
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Heating
NONE
Stories
1
Units
2
Total area
3,472 SF
Lot
0.23 ac (10,165 SF)
APN
398-456-15
UPID
US09-2773864
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
OFFICE BUILDING
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
Units
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Ag East 1st Street LLC
Entity
Free & Clear · 1 yrs held
Mailing address
40 PACIFICA STE #1500, IRVINE, CA 92618-7496
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2024
$2,400,000
Ag East 1st Street LLC
Healthy Communities LLC
Grant Deed
—
Jun 25, 2021
—
Healthy Communities LLC
—
Deed
related
$4,080,000 · Axos Bank
Mar 23, 2021
$2,800,000
Healthy Communities LLC
Robert Cucovatz
Grant Deed
—
Mar 23, 2021
—
Robert Cucovatz
Robert Cucovatz
Intrafamily Transfer
related
—
Sep 11, 2019
—
Robert Cucovatz
Cucovatz,robert
Quit Claim Deed
related
—
—
—
Robert Cucovatz
—
Deed Of Trust
related
$150,000 · Sunwest 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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