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Property profile & analytics
OFF-MARKET
Estimated value
$6,500,000
Showrooms
16390 Bch Blvd Westminster, CA 92683-7858
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-3132320
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1986
Total area
9,351 SF
Lot
0.37 ac (16,215 SF)
APN
107-220-74
UPID
US09-3132320
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
$6.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.81M
Blend (final)
Blend
$6.50M
Owner & transaction history
Starbucks Corporation · 1 yrs held
Starbucks Corporation
since 2025
Last sale
$6.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.4M
+53.9%
Retail stores
$4.6M
+9.9%
Neighborhood: shopping center
$4.4M
+5.8%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$6,500,000
ML approach
$6,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,145,000
Current use
RESTAURANT
$6,380,000
Change: +54% · Conversion: Difficult
RETAIL STORES
$4,555,000
Change: +10% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,385,000
Change: +6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,170,000
Change: +1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,055,000
Change: -2% · Conversion: Moderate
OFFICE BUILDING
$4,010,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$6.50M
Range $5.85M – $7.15M · ±10% · vs last sale $6.50M (Mar 29 2024)
Last sale anchor
$6.50M
Mar 29 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
$695 / 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
$58,833
Tax year 2024
Assessed value
$4,287,324
Assessed 2024
Previous assessed
$4,287,324
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,216,639
Assessed improvement
$2,070,685
Applied tax rate
20.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1986
Heating
NONE
Total area
9,351 SF
Lot
0.37 ac (16,215 SF)
APN
107-220-74
UPID
US09-3132320
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) Current
Est. value
$4.1M
RESTAURANT
Est. value
$6.4M
RETAIL STORES
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1986
Heating
NONE
Lot
0.37 ac
Current owner
From public records · entity-resolved
Starbucks Corporation
Entity
Free & Clear · 1 yrs held
Mailing address
5200 BUFFINGTON RD, ATLANTA, GA 30349-2945
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
Feb 13, 2025
—
Starbucks Corporation
Pk I Pavilions Place LP
Deed
—
Mar 29, 2024
$6,500,000
Chick Fil A INC
Pk I Pavilions Place LP
Lease
—
Nov 29, 2006
—
Kimco Realty Corp
Pan Pacific Retail Props INC
Grant Deed
$45,600,000 · Merrill Lynch Mortgage Lending INC
Jun 13, 2003
—
Pan Pacific Retail Properties
Revx-224 INC
Grant Deed
related
—
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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