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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Residential income homes
1544 Miramar Dr Newport Beach, CA 92661-1440
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-2083118
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1951
Total area
4,346 SF
Lot
0.1 ac (4,343 SF)
APN
048-192-07
UPID
US09-2083118
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
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.47M
Owner & transaction history
Beachtown Investments LLC · 3 yrs held
Beachtown Investments LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.1M
+20.4%
Neighborhood: shopping center
$2.0M
+15.9%
Auto repair, garage
$1.9M
+10.2%
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%
$1,530,000
6.5%
$1,410,000
7%
$1,310,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,760,000
Current use
RETAIL STORES
$2,120,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,040,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,940,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,865,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$337 / 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
$47,054
Tax year 2024
Assessed value
$4,369,680
Assessed 2024
Previous assessed
$4,369,680
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$4,057,560
Assessed improvement
$312,120
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
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
1951
Heating
NONE
Units
4
Total area
4,346 SF
Lot
0.1 ac (4,343 SF)
APN
048-192-07
UPID
US09-2083118
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
$1.8M
RETAIL STORES
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1951
Heating
NONE
Units
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Beachtown Investments LLC
Entity
Mailing address
18480 PACIFIC ST, FOUNTAIN VALLEY, CA 92708-7005
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
Jan 6, 2023
—
Beachtown Investments LLC
David Q Tran
Grant Deed
—
Oct 26, 2021
$4,200,000
David Q Tran
Michael W Allen
Grant Deed
—
Dec 18, 2018
—
Mayer Living Trust
Mayer,loretta J
Affidavit Of Death
related
$450,000 · Skipping Generation Tru (pt)
Aug 17, 2017
—
Michael W Allen
Mayer,emil D
Affidavit Of Death
related
—
May 24, 2016
—
Denise Powers
Mayer,emil D
Affidavit Of Death
related
—
Apr 17, 2012
—
Mayer Living Trust
Mayer Living Trust
Quit Claim Deed
related
—
Nov 19, 2010
—
Mayer Living Trust
Mayer,emil D & Loretta J
Quit Claim Deed
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.
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