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Property profile & analytics
OFF-MARKET
Estimated value
$9,720,000
Flex space
1649 Miraloma Ave Placentia, CA 92870-6623
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2309102
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1982
Total area
23,338 SF
Lot
1.18 ac (51,270 SF)
APN
346-021-09
UPID
US09-2309102
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
-
Cord Group LLC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.86M
Blend (final)
Blend
$9.72M
Owner & transaction history
Miraloma Properties LLC · 3 yrs held
Miraloma Properties LLC
since 2022
Last sale
$9.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.9M
+174.7%
Retail stores
$11.4M
+96.2%
Commercial (general)
$11.2M
+92.9%
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 Placentia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Placentia 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
$11,215,000
ML approach
$11,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$15,925,000
Change: +175% · Conversion: Difficult
RETAIL STORES
$11,370,000
Change: +96% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,185,000
Change: +93% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,950,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,410,000
Change: +80% · Conversion: Easy
OFFICE BUILDING
$10,010,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,450,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$9.72M
Range $8.75M – $10.69M · ±10% · vs last sale $9.20M (Aug 16 2022)
Last sale anchor
$9.20M
Aug 16 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
$416 / 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
$104,353
Tax year 2024
Assessed value
$9,384,000
Assessed 2024
Previous assessed
$9,384,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$8,364,000
Assessed improvement
$1,020,000
Applied tax rate
9.0000
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
1982
Heating
NONE
Stories
1
Total area
23,338 SF
Lot
1.18 ac (51,270 SF)
APN
346-021-09
UPID
US09-2309102
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
RESTAURANT
Est. value
$15.9M
RETAIL STORES
Est. value
$11.4M
COMMERCIAL (GENERAL)
Est. value
$11.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.0M
AUTO REPAIR, GARAGE
Est. value
$10.4M
OFFICE BUILDING
Est. value
$10.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.5M
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
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
1982
Heating
NONE
Stories
1
Lot
1.18 ac
Current owner
From public records · entity-resolved
Miraloma Properties LLC
Entity
Mailing address
21 JOURNEY, ALISO VIEJO, CA 92656-3333
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2022
—
Miraloma Properties LLC
—
Deed
related
$3,781,000 · Cdc Small Business Finance Corp
Aug 16, 2022
$9,200,000
Miraloma Properties LLC
V Russell Benedikit
Grant Deed
$4,600,000 · Bank Of America NA
Apr 8, 1991
$135,000
Benedikt Trust
A 1 Carbide Corp
Quit Claim Deed
related
—
—
—
Benedikt V Russe
—
Deed Of Trust
related
$1,065,062 · A 1 Carbide Corp
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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