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Property profile & analytics
OFF-MARKET
Estimated value
$21,160,000
Apartment buildings
13802 Tustin E Dr, Tustin, CA 92780-5366
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2585622
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1972
Total area
84,953 SF
Lot
4.04 ac (176,127 SF)
APN
500-032-01
UPID
US09-2585622
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
by Request
CAP Approach
CAP
$24.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.16M
Owner & transaction history
Raintree Tustin LLC · 10 yrs held
Raintree Tustin LLC
since 2016
6 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%
$27,025,000
6.5%
$24,945,000
7%
$23,165,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$34,395,000
Current use
Blend value · Realmo final
$21.16M
Range $19.04M – $23.28M · ±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
$249 / 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
$378,867
Tax year 2024
Assessed value
$32,086,788
Assessed 2024
Previous assessed
$32,086,788
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$23,894,418
Assessed improvement
$8,192,370
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1972
Heating
NONE
Stories
2
Units
104
Total area
84,953 SF
Lot
4.04 ac (176,127 SF)
APN
500-032-01
UPID
US09-2585622
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
$34.4M
APARTMENT HOUSE (5+ UNITS) Current
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
1972
Heating
NONE
Stories
2
Units
104
Lot
4.04 ac
Current owner
From public records · entity-resolved
Raintree Tustin LLC
Entity
Free & Clear · 10 yrs held
Mailing address
34052 LA PLZ STE #201, DANA POINT, CA 92629-2572
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Jul 1, 2016
$163,550,000
Raintree Tustin LLC
Avalon II California Value I LP
Grant Deed
—
Sep 15, 2010
—
California Value I Avalon II
—
Deed Of Trust
related
$59,100,000 · Deutsche Bank Berkshire Mtg
Aug 31, 2010
$98,500,000
California Value I Avalon II
Creekside Meadows Dev LLC
Grant Deed
—
Jun 6, 2006
—
Creekside Meadows Development LLC
Bascom East Tustin Avenue Apartment
Grant Deed
—
Jun 27, 2003
—
Bascom East Tustin Avenue Apts
Aimco Brookside Tustin LLC
Grant Deed
$62,000,000 · General Electric Capital Corp
Apr 22, 1996
$4,932,500
Aimco Properties
Thoner-pankey
Grant Deed
—
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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