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Property profile & analytics
OFF-MARKET
Estimated value
$18,030,000
Grocery and convenience stores
16201 Hbr Blvd Fountain Valley, CA 92708-1371
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0099562
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1969
Total area
28,900 SF
Lot
2.65 ac (115,540 SF)
APN
144-241-14
UPID
US09-0099562
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
by Request
Comparable Approach
Comparable
$18.49M
Blend (final)
Blend
$18.03M
Owner & transaction history
Tumon Bay Resort & Spa LLC · 3 yrs held
Tumon Bay Resort & Spa LLC
since 2022
Last sale
$18.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.7M
+77.9%
Office building
$16.0M
+44.0%
Neighborhood: shopping center
$13.6M
+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 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
$17,210,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$11,085,000
Current use
RESTAURANT
$19,720,000
Change: +78% · Conversion: Easy
OFFICE BUILDING
$15,960,000
Change: +44% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$13,555,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$18.03M
Range $16.23M – $19.83M · ±10% · vs last sale $18.21M (Sep 27 2022)
Last sale anchor
$18.21M
Sep 27 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
$624 / 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
$182,724
Tax year 2024
Assessed value
$15,893,148
Assessed 2024
Previous assessed
$15,893,148
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$11,708,564
Assessed improvement
$4,184,584
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1969
Heating
NONE
Stories
1
Total area
28,900 SF
Lot
2.65 ac (115,540 SF)
APN
144-241-14
UPID
US09-0099562
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
$11.1M
RESTAURANT
Est. value
$19.7M
OFFICE BUILDING
Est. value
$16.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.6M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1969
Heating
NONE
Stories
1
Lot
2.65 ac
Current owner
From public records · entity-resolved
Tumon Bay Resort & Spa LLC
Entity
Mailing address
2920 FRANKLIN ST, SAN FRANCISCO, CA 94123-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Nov 5, 2024
—
Tumon Bay Resort & Spa LLC
—
Deed
related
$7,050,000 · East West Bank
Sep 27, 2022
$18,209,000
Tumon Bay Resort & Spa LLC
Shivom LLC
Grant Deed
$10,855,000 · Golden Bank NA
Nov 16, 2017
$14,900,000
Shivom LLC
Harboredinger Holdings LLC
Grant Deed
$7,700,000 · Bank Of The West
Dec 2, 2009
—
Harboredinger Holdings LLC
Moorpark Associates LLC
Grant Deed
$7,200,000 · Wells Fargo Bank NA
Oct 3, 2008
—
Moorpark Associates LLC
Harbor & Edinger Fountain Vall
Grant Deed
$6,535,418 · Harbor & Edinger Ftn Vly LLC
Dec 11, 2007
—
Harbor Ll
Smart & Final Properties I LLC
Grant Deed
$6,535,418 · Artesia Mortgage Capital Corp
Jun 14, 2007
$5,025,000
Smart & Final INC
S & F Trust 1998-1
Grant Deed
—
Jun 14, 2007
—
Smart & Final Properties I LLC
Smart & Final INC
Grant Deed
$175,000,000 · Bank Of America NA
—
—
Harboredinger Holdings LLC
—
Loan Modification
related
$6,453,978 · Wells Fargo Bk
—
—
Moorpark Associates LLC
—
Deed Of Trust
related
$32,780 · Kenneth Chasin
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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