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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Retail space
1618 French St Santa Ana, CA 92701-2419
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2617235
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Total area
2,280 SF
Lot
0.16 ac (7,086 SF)
APN
398-123-11
UPID
US09-2617235
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
-
Air Quality Engineering Inc Environmental Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$840k
CAP Approach
CAP
$585k
Comparable Approach
Comparable
$972k
Blend (final)
Blend
$855k
Owner & transaction history
Florencio Solares · 1 yrs held
Florencio Solares
since 2025
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+44.0%
Neighborhood: shopping center
$1.1M
+22.3%
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
$735,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
$635,000
6.5%
$585,000
7%
$545,000
Alternative Use
Use
Estimation
RETAIL STORES
$875,000
Current use
OFFICE BUILDING
$1,260,000
Change: +44% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,070,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$720,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $1.00M (Jan 7 2025)
Last sale anchor
$1.00M
Jan 7 2025
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
$375 / 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
$6,494
Tax year 2024
Assessed value
$543,273
Assessed 2024
Previous assessed
$543,273
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$362,187
Assessed improvement
$181,086
Applied tax rate
11.0000
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
1957
Heating
NONE
Stories
1
Units
2
Total area
2,280 SF
Lot
0.16 ac (7,086 SF)
APN
398-123-11
UPID
US09-2617235
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
RETAIL STORES Current
Est. value
$875,000
OFFICE BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$720,000
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1957
Heating
NONE
Stories
1
Units
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Florencio Solares
Individual
Mailing address
16642 TIBURON PL, HUNTINGTON BEACH, CA 92649-1811
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2025
$1,000,000
Florencio Solares
Son Hoang Nguyen
Grant Deed
$600,000 · Us Bank Trust Co NA
Dec 7, 2021
—
Son Hoang Nguyen
Son Hoang Nguyen
Intrafamily Transfer
related
—
Nov 6, 2012
$450,000
Son Hoang Nguyen
Santa Ana Firemens Benevolent Assoc
Corporation Deed
$337,500 · Wells Fargo Bank NA
May 4, 1989
$250,000
Fireme Santa Ana
Staples Beatrice
Grant Deed
$200,000 · Clark Ilva B
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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