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Property profile & analytics
OFF-MARKET
Estimated value
$3,185,000
Flex space
1410 Manzanita St Orange, CA 92867-3604
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2804858
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1976
Total area
9,408 SF
Lot
0.47 ac (20,525 SF)
APN
375-261-28
UPID
US09-2804858
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
-
JP Bullnosing Factory Production Facility
-
J P Dynasty Inc Business Management Consultant
-
Alpha Architectural Products Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.19M
Owner & transaction history
Spectrum Commercial Group LLC · 2 yrs held
Spectrum Commercial Group LLC
since 2023
Last sale
$3.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.4M
+64.5%
Auto repair, garage
$4.2M
+56.4%
Commercial (general)
$3.5M
+31.0%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,685,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,415,000
Change: +64% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,195,000
Change: +56% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,515,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$3,295,000
Change: +23% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,855,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.50M · ±10% · vs last sale $3.13M (Sep 28 2023)
Last sale anchor
$3.13M
Sep 28 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
$339 / 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
$34,818
Tax year 2024
Assessed value
$3,125,000
Assessed 2024
Previous assessed
$3,125,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,820,734
Assessed improvement
$304,266
Applied tax rate
8.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1976
Heating
NONE
Stories
1
Total area
9,408 SF
Lot
0.47 ac (20,525 SF)
APN
375-261-28
UPID
US09-2804858
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1976
Heating
NONE
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Spectrum Commercial Group LLC
Entity
Mailing address
1613 N ORANGETHORPE WAY, ANAHEIM, CA 92801-1228
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2023
$3,125,000
Spectrum Commercial Group LLC
Virginia Pezzin
Grant Deed
$1,588,000 · First Citizens Bank & Trust Co
Sep 28, 2023
—
Virginia Pezzin
Dennis Michael Pezzin
Intrafamily Transfer
related
$1,270,000 · First Citizens Bank & Trust Co
Jul 27, 2007
—
Pezzin Living Trust
Pezzin,virginia
Quit Claim Deed
related
—
Mar 1, 2005
—
Canale Family Trust
Canale Family Trust
Quit Claim Deed
related
—
Jan 24, 2005
—
Canale Family Trust
Canale,salvador L
Affidavit Of Death
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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