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Property profile & analytics
OFF-MARKET
Estimated value
$5,225,000
Apartment buildings
16561 Alliance Ave, Tustin, CA 92780-4916
Entity Owned
1-yr Hold
Absentee Owner
Property ID
US10-3246158
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Total area
22,076 SF
Lot
0.84 ac (36,472 SF)
APN
402-291-04
UPID
US10-3246158
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
$6.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.23M
Owner & transaction history
16561 Alliance Ave LLC · 1 yrs held
16561 Alliance Ave LLC
since 2025
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 Tustin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tustin 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%
$7,025,000
6.5%
$6,485,000
7%
$6,020,000
Blend value · Realmo final
$5.23M
Range $4.70M – $5.75M · ±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
$237 / 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
$76,171
Tax year 2024
Assessed value
$6,244,907
Assessed 2024
Previous assessed
$6,244,907
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,652,683
Assessed improvement
$2,592,224
Applied tax rate
13.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Heating
NONE
Stories
2
Units
27
Total area
22,076 SF
Lot
0.84 ac (36,472 SF)
APN
402-291-04
UPID
US10-3246158
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
Building & site characteristics
From public records
Year built
1968
Heating
NONE
Stories
2
Units
27
Lot
0.84 ac
Current owner
From public records · entity-resolved
16561 Alliance Ave LLC
Entity
Mailing address
4100 BIRCH ST STE #100, NEWPORT BEACH, CA 92660-2216
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2025
—
16561 Alliance Ave LLC
3m1s LLC
Deed
related
—
Feb 20, 2020
—
3m1s LLC
—
Deed
related
$3,700,000 · Jpmorgan Chase Bank NA
Nov 6, 2018
—
3m1s LLC
—
Deed
related
$3,115,000 · Jp Morgan Chase Bk
Jun 20, 2018
—
3mis LLC
Tn Toad LLC
Grant Deed
—
Mar 17, 2015
$5,300,000
Tn Toad LLC
A A S W Alliance LLC
Grant Deed
$3,115,000 · Jpmorgan Chase Bank NA
Dec 27, 2010
$3,425,000
A A S W Alliance LLC
Radar 5 LLC
Grant Deed
$2,330,000 · Jpmorgan Chase Bank NA
Nov 25, 2003
$3,115,000
Radar 5 LLC
Eastwood Villas LLC
Grant Deed
—
Nov 20, 2002
$2,400,000
Eastwood Villas LLC
Alliance Avenue Associates LLC
Grant Deed
$1,800,000 · Washington Mutual Fsb
Feb 27, 2002
—
Barbara Samueli
Samue
Quit Claim Deed
related
—
Jun 29, 2001
$2,275,000
Gerald Valenzuela
Villa Apartments Tustin
Grant Deed
$1,706,250 · Washington Mutual Fsb
Jun 29, 2001
—
Gerald Valenzuela
—
Grant Deed
related
—
—
—
Alliance Ave Assoc LLC
—
Deed Of Trust
related
$616,750 · Samueli Trust
—
—
Apartments Tustin Villa
—
Deed Of Trust
related
$405,000 · Quaker City Federal S & L
—
—
Villa Apartments
—
Deed Of Trust
related
$200,000 · Alliance Assoc
—
—
3m1s LLC
—
Loan Modification
related
$3,115,000 · Jp Morgan Chase Bk
—
—
Aasw Alliance LLC
—
Deed Of Trust
related
$2,300,000 · J P Morgan Chase Bank
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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