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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Residential income homes
13816 Edwards St Westminster, CA 92683-2989
Individually Owned
3-yr Hold
Property ID
US09-1123804
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1978
Total area
3,932 SF
Lot
0.23 ac (10,060 SF)
APN
203-552-60
UPID
US09-1123804
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
$990k
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$985k
Owner & transaction history
Randy Tu Le · 3 yrs held
Randy Tu Le
since 2022
Last sale
$999,000
7 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 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
$945,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
$1,380,000
6.5%
$1,275,000
7%
$1,185,000
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $999k (Oct 13 2022)
Last sale anchor
$999k
Oct 13 2022
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
$251 / 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
$12,713
Tax year 2024
Assessed value
$1,010,007
Assessed 2024
Previous assessed
$1,010,007
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$733,566
Assessed improvement
$276,441
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Units
4
Total area
3,932 SF
Lot
0.23 ac (10,060 SF)
APN
203-552-60
UPID
US09-1123804
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
1978
Heating
NONE
Stories
1
Units
4
Lot
0.23 ac
Current owner
From public records · entity-resolved
Randy Tu Le
Individual
Mailing address
120 PO BOX 60985, IRVINE, CA 92602-6032
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2022
—
Randy Tu Le
Pr Holdings LLC
Quit Claim Deed
related
—
Jan 15, 2019
—
Pr Holdings LLC
Le R & P Family Trust
Quit Claim Deed
related
—
Jul 1, 2009
—
Le R & P Family Trust
Le,randy & Paula
Quit Claim Deed
related
—
Mar 31, 2009
$680,000
Randy Le
Nguyen,nicole
Grant Deed
$430,000 · Jmac Lending
Nov 23, 2005
$999,000
Nicole Nguyen
Borquez,maria G
Grant Deed
$699,300 · Express Capital Lending
Jul 8, 2005
$925,000
Maria Guadalupe Borquez
Minh Xuong Van
Grant Deed
$693,750 · Dba Horizon National Lending
Jul 8, 2005
—
Maria G Borquez
Mercado,diodoro
Grant Deed
related
—
Jan 6, 1998
$300,000
Minh Xuong
Corona,norberto & Indelisa
Grant Deed
$90,000 · First Central Bank
Dec 24, 1990
$350,000
Norberto Corona
Sanchez Jesus E
Grant Deed
$245,000 · Home Savings Of America
—
—
X Van Minh
—
Deed Of Trust
related
$200,000 · Washington Mutual Fsb
—
—
Norberto Corona
—
Deed Of Trust
related
$252,000 · Wesav Mortgage Corp
—
—
X Van Minh
—
Deed Of Trust
related
$413,000 · Washington Mutual Fsb
—
—
Jesus E Sanchez
—
Deed Of Trust
related
$264,000 · Homefed Bank
—
—
Minh X Vn
—
Deed Of Trust
related
$160,000 · Gn Mortgage Corp
—
—
Le R & P Family Trust
—
Deed Of Trust
related
$412,000 · Baxter 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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