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Property profile & analytics
OFF-MARKET
Estimated value
$5,885,000
Flex space
1641 Mcgaw Ave Irvine, CA 92614-5631
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0871948
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1970
Total area
13,755 SF
Lot
0.76 ac (32,897 SF)
APN
430-122-14
UPID
US09-0871948
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
-
TherOx Production Facility Factory
-
ZOLL TherOx Production Facility Factory
-
CSS Laboratories Inc Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.71M
Blend (final)
Blend
$5.89M
Owner & transaction history
Golden Triangle Group LLC · 6 yrs held
Golden Triangle Group LLC
since 2020
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.4M
+58.7%
Retail stores
$6.7M
+13.4%
Neighborhood: shopping center
$6.5M
+9.1%
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 Irvine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irvine 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,915,000
Current use
RESTAURANT
$9,385,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$6,705,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,450,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,135,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$5,900,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,570,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$5.89M
Range $5.30M – $6.47M · ±10% · vs last sale $6.05M (Feb 28 2020)
Last sale anchor
$6.05M
Feb 28 2020
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
$428 / 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
$72,403
Tax year 2024
Assessed value
$6,486,821
Assessed 2024
Previous assessed
$6,486,821
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$5,950,722
Assessed improvement
$536,099
Applied tax rate
26.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1970
Heating
NONE
Stories
1
Total area
13,755 SF
Lot
0.76 ac (32,897 SF)
APN
430-122-14
UPID
US09-0871948
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.9M
RESTAURANT
Est. value
$9.4M
RETAIL STORES
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$6.1M
OFFICE BUILDING
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1970
Heating
NONE
Stories
1
Lot
0.76 ac
Current owner
From public records · entity-resolved
Golden Triangle Group LLC
Entity
Mailing address
3000 SCOTT BLVD STE #111, SANTA CLARA, CA 95054-3321
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 28, 2020
$6,050,000
Golden Triangle Group LLC
Mcgaw LLC
Grant Deed
—
Jun 24, 2016
$4,352,500
Mcgaw LLC
1641 Mcgaw Avenue LLC
Grant Deed
—
Feb 15, 2012
$2,070,000
1641 Mcgaw Avenue LLC
Jbc Fund LLC
Grant Deed
$1,656,000 · Bank Of America
Mar 26, 2008
—
Jbc Fund LLC
South North Mcgaw
Quit Claim Deed
related
—
Jun 27, 2006
—
South North Mcgaw LLC
Ggp Holdings LLC
Grant Deed
$1,540,000 · East West Bank
Sep 2, 2004
—
Ggp Holding LLC
Percy,george R
Grant Deed
related
—
Jan 9, 2003
$1,247,000
Georgy R Percy
Ddc Mcgaw LLC
Grant Deed
$935,250 · Us Bank NA
Aug 4, 1999
$850,000
Ddc-mcgaw LLC
Tucker,barbara R
Grant Deed
$600,000 · Citizens Business Bank
Dec 2, 1991
$270,000
Tucker,barbara
Irvine Co
—
related
$350,000 · First Fidelity Thrift & Loan
—
—
1641 Mcgaw Avenue LLC
—
Deed Of Trust
related
$1,805,650 · Bank Of America
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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