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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Flex space
15095 Weststate St, Westminster, CA 92683-6526
Individually Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2486383
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1973
Total area
4,290 SF
Lot
0.18 ac (7,760 SF)
APN
143-612-06
UPID
US09-2486383
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
$580k
CAP Approach
CAP
$770k
Comparable Approach
Comparable
$515k
Blend (final)
Blend
$620k
Owner & transaction history
Ngan K T Tran · 10 yrs held
Ngan K T Tran
since 2016
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
by Request
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$145 / 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
$13,751
Tax year 2024
Assessed value
$1,160,583
Assessed 2024
Previous assessed
$1,160,583
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$673,140
Assessed improvement
$487,443
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Units
2
Total area
4,290 SF
Lot
0.18 ac (7,760 SF)
APN
143-612-06
UPID
US09-2486383
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
1973
Heating
NONE
Stories
1
Units
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Ngan K T Tran
Individual
Mailing address
15221 EDEN ST, WESTMINSTER, CA 92683-5472
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Mar 17, 2016
$1,000,000
Ngan K T Tran
Better Future Investment LLC
Grant Deed
—
Mar 15, 2016
$275,000
Better Future Investment LLC
Long,michael T & Claudine D
Grant Deed
—
Oct 16, 2014
$785,000
Michael T Long
Better Future Investments LLC
Grant Deed
$510,000 · Gbc International Bank
Sep 8, 2006
—
Better Future Investment LLC
Nguyen,bich L
Grant Deed
—
Sep 1, 2005
—
Bich L Nguyen
Vuong,marie L
Grant Deed
$580,000 · United Commercial Bank
Oct 21, 2003
—
Bich L Nguyen
Lien,vuong M
Grant Deed
related
—
Sep 28, 2001
$300,000
Vrong M Lien
Nguya,bich L N
Grant Deed
—
Aug 16, 2000
—
Le Chuc
Le,
Quit Claim Deed
related
—
Mar 28, 1997
—
Le Chuc
Nguye,
Quit Claim Deed
related
—
Mar 5, 1991
$329,000
Nguyen,lan B
Litsch Trust
Trustees Deed
—
—
—
Bich L Nguyen
—
Deed Of Trust
related
$580,000 · Park National Bank
—
—
Better Future Invs LLC
—
Deed Of Trust
related
$400,000 · Toan T N Foulon
—
—
Better Future Investment LLC
—
Deed Of Trust
related
$55,000 · Thanh A Pham
—
—
Bich Lannguyen
—
Deed Of Trust
related
$100,000 · Litsch Trust
—
—
Lan B Nguyen
—
Deed Of Trust
related
$269,000 · Seller
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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