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Property profile & analytics
OFF-MARKET
Estimated value
$3,165,000
Retail space
16502 Bch Blvd Huntington Beach, CA 92647-4802
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3073970
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Total area
10,293 SF
Lot
0.74 ac (32,082 SF)
APN
107-401-04
UPID
US10-3073970
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
-
Subway Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.17M
Owner & transaction history
Fhji LLC · 9 yrs held
Fhji LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Huntington Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington Beach 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%
$3,440,000
6.5%
$3,175,000
7%
$2,950,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,015,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,830,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,590,000
Change: -8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,535,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$4,415,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$3.17M
Range $2.85M – $3.48M · ±10%
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
$307 / 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
$57,778
Tax year 2024
Assessed value
$4,783,539
Assessed 2024
Previous assessed
$4,783,539
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,851,552
Assessed improvement
$931,987
Applied tax rate
4.0000
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
1979
Heating
NONE
Stories
1
Total area
10,293 SF
Lot
0.74 ac (32,082 SF)
APN
107-401-04
UPID
US10-3073970
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
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1979
Heating
NONE
Stories
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Fhji LLC
Entity
Mailing address
406 TIMBER LK WAY, SOUTHLAKE, TX 76092-7225
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2021
—
Fhji LLC
—
Deed
related
$622,000 · Cathay Bank
Nov 2, 2016
—
Fhji LLC
—
Deed
related
$2,000,000 · Bbcn Bk
Oct 17, 2016
—
Fhji LLC
Fhj Realty INC
Grant Deed
—
Nov 25, 2015
$4,000,000
Fhj Realty INC
Khatchikian N B & S Trust
Grant Deed
$2,000,000 · Bbcn Bk
Apr 6, 2015
—
Khatchikian,nishan B & S Trust
Khatchikian N B & S Trust
Quit Claim Deed
related
—
Apr 10, 2003
$1,400,000
Khatchikian,tr
Nvs LLC
Grant Deed
$750,000 · Cnl Commercial Finance INC
—
—
Kurtis Sandhoff
—
Deed Of Trust
related
$575,000 · Garden Grove Com
—
—
Kurtis Sandhoff
—
Deed Of Trust
related
$110,000 · Twin Leaves Dev
—
—
Kurtis Sandhoff
—
Deed Of Trust
related
$60,000 · Guardian Savings & Loan
—
—
Kurtis Sandhoff
—
Deed Of Trust
related
$235,000 · Garden Grove Com
—
—
Kurtis Sandhoff
—
Deed Of Trust
related
$62,000 · Sandhoff Margare
—
—
Fhji LLC
—
Loan Modification
related
$2,000,000 · Bbcn Bk
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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