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Property profile & analytics
OFF-MARKET
Estimated value
$10,110,000
Apartment buildings
13872 La Pat Pl Westminster, CA 92683-3067
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-2621095
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
21,521 SF
Lot
0.93 ac (40,588 SF)
APN
203-551-07
UPID
US09-2621095
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
-
Touch of Light Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.85M
CAP Approach
CAP
$6.32M
Comparable Approach
Comparable
$12.62M
Blend (final)
Blend
$10.11M
Owner & transaction history
Lapat Villa LLC · 3 yrs held
Lapat Villa LLC
since 2023
Last sale
$10.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.7M
+57.3%
Retail stores
$10.5M
+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
$11,860,000
ML approach
$9,845,000
CAP Approach
CAP Return
Estimation
6%
$6,845,000
6.5%
$6,320,000
7%
$5,870,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,335,000
Current use
RESTAURANT
$14,685,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$10,485,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,095,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,600,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,545,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$9,235,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$10.11M
Range $9.10M – $11.12M · ±10% · vs last sale $10.00M (Mar 2 2023)
Last sale anchor
$10.00M
Mar 2 2023
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
$470 / 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
$124,378
Tax year 2024
Assessed value
$10,200,000
Assessed 2024
Previous assessed
$10,200,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$9,442,551
Assessed improvement
$757,449
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
1963
Heating
NONE
Stories
2
Units
30
Total area
21,521 SF
Lot
0.93 ac (40,588 SF)
APN
203-551-07
UPID
US09-2621095
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
$14.7M
RETAIL STORES
Est. value
$10.5M
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
1963
Heating
NONE
Stories
2
Units
30
Lot
0.93 ac
Current owner
From public records · entity-resolved
Lapat Villa LLC
Entity
Mailing address
5760 SPINNAKER BAY DR, LONG BEACH, CA 90803-6816
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2023
$10,000,000
Lapat Villa LLC
Dri La Pat 13872 LLC
Grant Deed
$5,560,000 · The Golden 1 Cu
May 10, 2021
$6,800,000
Dri La Pat 13872 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
—
Jun 8, 2007
—
Mango Cecelia Living Trust
Mango,cecelia E
Quit Claim Deed
—
May 13, 1988
—
John F Whelan
Hill Teena S
Trustees Deed
related
—
—
—
John F Whelan
—
Deed Of Trust
related
$19,445 · Licata Nancy A
—
—
John F Whelan
—
Deed Of Trust
related
$840,000 · Fidelity Federal 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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