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Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Retail space
15945 Hbr Blvd Fountain Valley, CA 92708-1303
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1053827
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Total area
13,249 SF
Lot
0.84 ac (36,721 SF)
APN
108-671-04
UPID
US09-1053827
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
$2.95M
CAP Approach
CAP
$3.19M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.95M
Owner & transaction history
Jose Alfonso Mathus Vasquez · 2 yrs held
Jose Alfonso Mathus Vasquez
since 2024
Last sale
$3.0M
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 Fountain Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Valley 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
$2,950,000
ML approach
$2,950,000
CAP Approach
CAP Return
Estimation
6%
$3,450,000
6.5%
$3,185,000
7%
$2,955,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,735,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±10% · vs last sale $2.95M (Jan 30 2024)
Last sale anchor
$2.95M
Jan 30 2024
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
$223 / 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
$39,783
Tax year 2024
Assessed value
$3,569,963
Assessed 2024
Previous assessed
$3,569,963
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,332,550
Assessed improvement
$1,237,413
Applied tax rate
21.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Total area
13,249 SF
Lot
0.84 ac (36,721 SF)
APN
108-671-04
UPID
US09-1053827
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
COMMERCIAL (GENERAL)
Est. value
$4.7M
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
1973
Heating
NONE
Stories
1
Lot
0.84 ac
Current owner
From public records · entity-resolved
Jose Alfonso Mathus Vasquez
Individual
Mailing address
15945 ROBSON CT, FOUNTAIN VALLEY, CA 92708-1224
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2024
—
Jose Alfonso Mathus Vasquez
Jose A Mathus
Intrafamily Transfer
related
—
May 16, 2023
—
Yoshinori Inada
Yoshinori Inada
Intrafamily Transfer
related
—
Aug 25, 2021
—
Yoshinori Inada
—
Deed
related
$2,800,000 · Manufacturers Bank
Aug 5, 2016
—
Yoshinori Inada
Inada,tomomi
Quit Claim Deed
related
—
Aug 5, 2016
$2,950,000
Yoshinori Inada
Head To Toe Properties LLC
Grant Deed
$3,601,500 · Bank Of The West
Mar 11, 2011
—
Head To Toe Properties LLC
Head To Toe Critter INC
Quit Claim Deed
—
Oct 15, 2009
$1,630,000
Head To Toe Critters INC
Tlshfv LLC
Quit Claim Deed
related
$1,222,500 · Tlshfv LLC
Jun 16, 2009
$1,300,000
Tlshfv LLC
Chicago Title Co
Trustees Deed
related
—
Apr 14, 2005
—
Emporium Investment INC
Tlshfv LLC
Grant Deed
$1,690,000 · Tlshfv LLC
—
—
Tlsh LLC
—
Deed Of Trust
related
$4,031,455 · Haserjian T & J Trust
—
—
Head To Toe Properties LLC
—
Deed Of Trust
related
$990,000 · Lone Oak Fund
—
—
Emporium Investments INC
—
Deed Of Trust
related
$650,000 · Amir Banifatemi
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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