Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$10,025,000
Apartment buildings
13812 La Pat Pl Westminster, CA 92683-3059
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-3115381
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
21,432 SF
Lot
0.88 ac (38,462 SF)
APN
203-551-03
UPID
US09-3115381
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
-
Mi hogar Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.03M
CAP Approach
CAP
$6.30M
Comparable Approach
Comparable
$12.57M
Blend (final)
Blend
$10.03M
Owner & transaction history
Dtb1313 LLC · 2 yrs held
Dtb1313 LLC
since 2024
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.6M
+57.3%
Retail stores
$10.4M
+12.3%
Neighborhood: shopping center
$10.1M
+8.1%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$10,025,000
ML approach
$10,025,000
CAP Approach
CAP Return
Estimation
6%
$6,820,000
6.5%
$6,295,000
7%
$5,845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,295,000
Current use
RESTAURANT
$14,625,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$10,445,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,055,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,560,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,505,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$9,195,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$10.03M
Range $9.02M – $11.03M · ±10% · vs last sale $10.03M (Apr 5 2024)
Last sale anchor
$10.03M
Apr 5 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
$468 / 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
$91,215
Tax year 2024
Assessed value
$7,216,214
Assessed 2024
Previous assessed
$7,216,214
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$6,520,496
Assessed improvement
$695,718
Applied tax rate
20.0000
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
30
Total area
21,432 SF
Lot
0.88 ac (38,462 SF)
APN
203-551-03
UPID
US09-3115381
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
$9.3M
RESTAURANT
Est. value
$14.6M
RETAIL STORES
Est. value
$10.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.5M
OFFICE BUILDING
Est. value
$9.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
30
Lot
0.88 ac
Current owner
From public records · entity-resolved
Dtb1313 LLC
Entity
Mailing address
34145 PACIFIC COAST HWY #128, DANA POINT, CA 92629-2731
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2024
$10,025,000
Dtb1313 LLC
Dri La Pat 13812 LLC
Grant Deed
$2,000,000 · Jpmorgan Chase Bank NA
Feb 17, 2022
—
Dri La Pat 13812 LLC
—
Deed
related
$9,225,000 · First Bank
May 10, 2021
$6,800,000
Dri La Pat 13812 LLC
Brad Robert Prescott
Grant Deed
$8,500,000 · First Bank
Sep 24, 2019
—
Prescott,brad R Living Trust
Whelan John F Living Trust
Quit Claim Deed
related
—
Sep 22, 2016
—
John F Whelan
—
Deed
related
$1,700,000 · Malaga Bank Fsb
Dec 15, 2011
$934,000
Whelan John F Living Trust
Whelan John F Living Trust
Grant Deed
related
—
Feb 9, 2007
—
Whelan John F Trust
Whelan J F Living Trust
Quit Claim Deed
related
—
Feb 8, 2007
—
John F Whelan
John F Whelan
Intrafamily Transfer
related
$780,000 · Washington Mutual Bank
—
—
John F Whelan
—
Deed Of Trust
related
$800,000 · Fidelity Federal Bank
—
—
Whelan John F Trust
—
Deed Of Trust
related
$573,629 · John F Whelan
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 13812 La Pat Pl?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
