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Property profile & analytics
OFF-MARKET
Estimated value
$4,665,000
Community centers
149 Riverside Ave Newport Beach, CA 92663-4017
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2733513
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1946
Total area
15,107 SF
Lot
1.2 ac (52,055 SF)
APN
049-110-30
UPID
US09-2733513
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
-
McFaddens Landing Mold Inspections Environmental Consultant
-
NPB Electric Gate Service & Repair Metal Fabrication Plant Factory
-
Bluejay™ Electric Bikes - Flagship Showroom (Bike/Boat/Book/etc) Store
-
C'est Si Bon Bakery Bakery Specialty Food Shop
-
Jewelers On Time (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.67M
Owner & transaction history
The Garden M2 LLC · 3 yrs held
The Garden M2 LLC
since 2022
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.4M
+3.9%
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 Newport Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport Beach 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%
$5,665,000
6.5%
$5,225,000
7%
$4,855,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$7,085,000
Current use
RETAIL STORES
$7,360,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,740,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$6,480,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,115,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.67M
Range $4.20M – $5.13M · ±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
$309 / 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
$64,464
Tax year 2024
Assessed value
$5,989,129
Assessed 2024
Previous assessed
$5,989,129
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$4,945,029
Assessed improvement
$1,044,100
Applied tax rate
7.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1946
Heating
NONE
Stories
1
Units
2
Total area
15,107 SF
Lot
1.2 ac (52,055 SF)
APN
049-110-30
UPID
US09-2733513
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.1M
RETAIL STORES
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$6.7M
OFFICE BUILDING
Est. value
$6.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1946
Heating
NONE
Stories
1
Units
2
Lot
1.2 ac
Current owner
From public records · entity-resolved
The Garden M2 LLC
Entity
Mailing address
1945 PLACENTIA AVE STE D, COSTA MESA, CA 92627-6274
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2024
—
The Garden M2 LLC
—
Deed
related
$23,000,000 · Voya Investment Management LLC
Dec 30, 2022
—
The Garden M2 LLC
Mariners Center M2 LLC
Grant Deed
—
Oct 23, 2019
—
Mariners Center M2 LLC
—
Deed
related
$88,000 · H I G Realty Credit Hldgs LLC
Aug 31, 2012
$13,125,000
Mariners Center M2 LLC
Mariners LLC
Grant Deed
—
Feb 16, 2005
—
Mariners LLC
Riverpoint Properties Ltd
Grant Deed
$6,200,000 · Citigroup Global Markets Realt
—
—
Mariners Center M2 LLC
—
Deed Of Trust
related
$88,000 · H I G Realty Credit Hldgs LLC
—
—
Mariners Center M2 LLC
—
Deed Of Trust
related
$5,250,000 · Commercial Bk/ca
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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