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Property profile & analytics
OFF-MARKET
Estimated value
$37,790,000
Apartment buildings
15742 Williams St, Tustin, CA 92780-4885
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US09-2585621
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1968
Total area
162,737 SF
Lot
5.58 ac (243,229 SF)
APN
402-301-01
UPID
US09-2585621
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
-
Valencia Garden Apartments Apartment Building
-
Vio Tustin Apartment Complex
-
Unsignedart Record Company Music Venue Publishing House
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$47.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$37.79M
Owner & transaction history
Vio Tustin Apartments I LLC · 6 yrs held
Vio Tustin Apartments I LLC
since 2019
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$51,770,000
6.5%
$47,790,000
7%
$44,375,000
Blend value · Realmo final
$37.79M
Range $34.01M – $41.57M · ±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
$232 / 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
$557,239
Tax year 2024
Assessed value
$46,820,938
Assessed 2024
Previous assessed
$46,820,938
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$30,977,406
Assessed improvement
$15,843,532
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 (100+ UNITS)
Status
Off-Market
Year built
1968
Heating
NONE
Stories
2
Units
165
Total area
162,737 SF
Lot
5.58 ac (243,229 SF)
APN
402-301-01
UPID
US09-2585621
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
1968
Heating
NONE
Stories
2
Units
165
Lot
5.58 ac
Current owner
From public records · entity-resolved
Vio Tustin Apartments I LLC
Entity
Mailing address
43 MALAGA CV PLZ STE D, PALOS VERDES ESTATES, CA 90274-1346
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Oct 9, 2019
—
Vio Tustin Apartments I LLC
Vio Tustin Investment LP
Quit Claim Deed
related
$28,000,000 · Argentic R/e Fin LLC
Nov 14, 2016
$41,225,000
Vio Tustin Investment LP
Ccf Sp Estrella LLC
Grant Deed
$27,300,000 · Banc Of California NA
Jan 9, 2015
$33,000,000
Ccf Sp Estrella LLC
Valencia Gardens Apartments Owner L
Grant Deed
$18,548,300 · Wells Fargo Bank NA
Sep 21, 2011
$25,500,000
Valencia Gardens Apartments Owner L
Bb&k/nnc Valencia Gardens LLC
Grant Deed
$17,850,000 · Jpmorgan Chase Bank NA
Nov 1, 2004
—
Bb & K Of Nnc Valencia Gardens LLC
Valencia Gardens LLC
Quit Claim Deed
related
$14,084,000 · Arcs Commercial Mortgage Co LP
—
—
Valencia Gardens Ltd
—
Deed Of Trust
related
$800,000 · Pomona First Federal S & L
—
—
Bb & K Of Nnc Valencia Gardens LLC
—
Deed Of Trust
related
$3,780,000 · Pnc Arcs LLC
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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