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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Flex space
16580 Aston Irvine, CA 92606-4805
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1319319
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1979
Total area
3,985 SF
Lot
0.17 ac (7,553 SF)
APN
430-203-18
UPID
US09-1319319
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
$2.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.11M
Blend (final)
Blend
$2.12M
Owner & transaction history
Haghighi Holdings LLC · 2 yrs held
Haghighi Holdings LLC
since 2024
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+21.3%
Neighborhood: shopping center
$1.9M
+16.8%
Auto repair, garage
$1.8M
+11.1%
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
$2,115,000
ML approach
$2,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,600,000
Current use
RETAIL STORES
$1,940,000
Change: +21% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,870,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,780,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$1,710,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,400,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±10% · vs last sale $2.11M (Jan 25 2024)
Last sale anchor
$2.11M
Jan 25 2024
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
$531 / 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
$13,233
Tax year 2024
Assessed value
$1,183,489
Assessed 2024
Previous assessed
$1,183,489
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$788,956
Assessed improvement
$394,533
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
1979
Heating
NONE
Stories
1
Total area
3,985 SF
Lot
0.17 ac (7,553 SF)
APN
430-203-18
UPID
US09-1319319
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
$1.6M
RETAIL STORES
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
0.17 ac
Current owner
From public records · entity-resolved
Haghighi Holdings LLC
Entity
Mailing address
16580 ASTON, IRVINE, CA 92606-4805
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2024
$2,112,500
Haghighi Holdings LLC
Monte Verde Redhawk LLC
Grant Deed
$1,064,000 · First Citizens Bank & Trust Co
Jan 25, 2024
—
Haghighi Holdings LLC
—
Deed
related
$872,000 · California Statewide Certified Developme
Jun 30, 2004
$837,500
Monte Verde Redhawk LLC
Filia,tr
Grant Deed
$560,000 · First National Bank
Sep 7, 1999
$459,000
Filia Trust
Eklund Trust
Grant Deed
$343,850 · Bank Of Yorba Linda
Dec 31, 1996
$339,000
Eklund Trust
Kalla Property Acquistion Corp
Grant Deed
$289,382 · California State Bank
Mar 17, 1989
$142,500
Charles Caldwell
Sambrano Timothy
Grant Deed
related
—
Mar 2, 1989
$142,500
Charles Caldwell
Sambrano Timothy
Grant Deed
related
$42,000 · Pender Joan L
—
—
Eklund Trust
—
Deed Of Trust
related
$289,000 · California State Bank
—
—
Filia,tr
—
Deed Of Trust
related
$372,000 · Cdc Small Business Finance Co
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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