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Property profile & analytics
OFF-MARKET
Estimated value
$20,925,000
Apartment buildings
15601 Tustin Vlg Way, Tustin, CA 92780-4946
Entity Owned
4-yr Hold
Property ID
US09-2919735
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1967
Total area
54,864 SF
Lot
1.73 ac (75,311 SF)
APN
402-291-08
UPID
US09-2919735
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
-
Benta de tamales gomez castro Grocery & Convenience Store Food Market
-
Tustin Palms Apartment Homes Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$16.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$20.93M
Owner & transaction history
20501 S Avalon LP · 4 yrs held
20501 S Avalon LP
since 2022
Last sale
$23.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$26.7M
+20.4%
Neighborhood: shopping center
$25.7M
+15.9%
Auto repair, garage
$24.5M
+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 Tustin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tustin 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
$21,445,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,455,000
6.5%
$16,110,000
7%
$14,960,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$22,215,000
Current use
RETAIL STORES
$26,735,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$25,735,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$24,475,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$23,550,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$20.93M
Range $18.83M – $23.02M · ±10% · vs last sale $23.08M (May 25 2022)
Last sale anchor
$23.08M
May 25 2022
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
$381 / 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
$277,334
Tax year 2024
Assessed value
$24,007,230
Assessed 2024
Previous assessed
$24,007,230
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$20,781,990
Assessed improvement
$3,225,240
Applied tax rate
13.0000
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
1967
Heating
NONE
Stories
2
Units
58
Total area
54,864 SF
Lot
1.73 ac (75,311 SF)
APN
402-291-08
UPID
US09-2919735
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
$22.2M
RETAIL STORES
Est. value
$26.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.7M
AUTO REPAIR, GARAGE
Est. value
$24.5M
COMMERCIAL (GENERAL)
Est. value
$23.6M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1967
Heating
NONE
Stories
2
Units
58
Lot
1.73 ac
Current owner
From public records · entity-resolved
20501 S Avalon LP
Entity
Mailing address
PO BOX 1146, PALOS VERDES ESTATES, CA 90274-7946
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2022
$23,075,000
20501 S Avalon LP
5c Savanna LLC
Grant Deed
$11,350,000 · Homestreet Bank
Dec 2, 2021
$20,100,000
5c Savanna LLC
Tustin Village Way LLC
Grant Deed
$11,800,000 · Homestreet Bank
Apr 7, 2005
—
Tustin Village Way LLC
Brastoff,helen F
Grant Deed
—
May 18, 2004
—
Helen Brastoff
Nnc Holiday Gardens LLC
Grant Deed
related
—
Dec 1, 1999
—
Nnc Holiday Gardens
Web,
Quit Claim Deed
related
—
May 20, 1998
—
R Brown
Web,
Quit Claim Deed
related
—
—
—
Nnc Holiday Gardens Ll
—
Deed Of Trust
related
$614,500 · Bankers Mutual
—
—
R W Brown Co INC
—
Deed Of Trust
related
$2,050,000 · Home Savings Of America
—
—
Nnc Hiliday Gardens LLC
—
Deed Of Trust
related
$4,259,000 · Arcs Commercial Mortgage Co LP
—
—
R W Brown Co INC
—
Deed Of Trust
related
$2,112,000 · Bankers Mutual
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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