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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Showrooms
16571 Pacific Coast Hwy, Sunset Beach, CA 90742-2091
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3754749
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1975
Total area
2,669 SF
Lot
0.07 ac (3,120 SF)
APN
178-521-01
UPID
US09-3754749
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
$695k
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.06M
Owner & transaction history
Sun California LLC · 1 yrs held
Sun California LLC
since 2025
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+1.7%
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 Sunset Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunset 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%
$750,000
6.5%
$695,000
7%
$645,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,280,000
Current use
RETAIL STORES
$1,300,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,250,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,190,000
Change: -7% · Conversion: Difficult
OFFICE BUILDING
$1,145,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$395 / 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
$20,324
Tax year 2024
Assessed value
$1,780,336
Assessed 2024
Previous assessed
$1,780,336
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,466,981
Assessed improvement
$313,355
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
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
1975
Heating
NONE
Stories
1
Total area
2,669 SF
Lot
0.07 ac (3,120 SF)
APN
178-521-01
UPID
US09-3754749
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
$1.3M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1975
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Sun California LLC
Entity
Mailing address
11931 WEMBLEY RD, LOS ALAMITOS, CA 90720-4437
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
—
Sun California LLC
California Sky Investment Group LLC
Grant Deed
—
Apr 20, 2021
—
California Sky Investment Group LLC
—
Deed
related
$746,500 · Mufg Union Bank NA
Oct 16, 2015
—
California Sky Investment Group LLC
Sameh Shenouda
Grant Deed
$827,178 · Mufg Union Bank NA
Oct 3, 2006
$1,500,000
Sameh S Shenouda
Nevin,robert B
Grant Deed
$872,000 · Bank Of America
Jul 23, 1998
—
Robert B Nevin
—
Deed Of Trust
related
$2,175,000 · Metropolitan Bank & Trust Co
—
—
Robert B Nevin
—
Deed Of Trust
related
$100,000 · Albert Weilard & Golden LLP
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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