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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Retail space
171 Tustin Ave, Tustin, CA 92780-2907
Trust Owned
13-yr Hold
Free & Clear
Property ID
US10-2587067
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Total area
3,000 SF
Lot
0.26 ac (11,146 SF)
APN
400-032-04
UPID
US10-2587067
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
-
Yoon Hee Choe, DDS Dental Office
-
Sakura Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.00M
Owner & transaction history
Park Gyoung J & Choe Yoon H Trust · 13 yrs held
Park Gyoung J & Choe Yoon H Trust
since 2012
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%
$1,135,000
6.5%
$1,050,000
7%
$975,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,460,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,405,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,340,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,290,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±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
$333 / 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
$14,153
Tax year 2024
Assessed value
$1,279,592
Assessed 2024
Previous assessed
$1,279,592
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$855,842
Assessed improvement
$423,750
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Heating
NONE
Stories
1
Total area
3,000 SF
Lot
0.26 ac (11,146 SF)
APN
400-032-04
UPID
US10-2587067
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
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1966
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Park Gyoung J & Choe Yoon H Trust
Trust
Free & Clear · 13 yrs held
Mailing address
171 N TUSTIN AVE, TUSTIN, CA 92780-2907
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Oct 3, 2012
—
Park Gyoung J & Choe Yoon H Trust
Choe,yoon H
Quit Claim Deed
related
—
May 25, 2012
$650,000
Yoon H Choe
Santa Barbara Bk & Trust
Quit Claim Deed
related
—
May 25, 2012
—
Yoon H Choe
Park,gyoung J
Grant Deed
related
$422,000 · Bank Of America
Mar 9, 2012
$612,000
Santa Barbara Bk & Trust
Fidelity Natl Title Co
Trustees Deed
related
—
Oct 27, 2008
—
Lazzara Bernadette Trust
Lazzara,bernadette
Quit Claim Deed
related
—
Aug 20, 2008
—
Bernadette Lazzara
Lazzara,marc A
Affidavit Of Death
related
—
Apr 25, 2008
$1,145,000
Marc A Lazzara
James Dale Schafer
Grant Deed
$1,281,000 · Pacific Capital Bank
Jan 23, 2004
—
James D Schafer
Schafer,casilean
Quit Claim Deed
related
—
Sep 3, 1998
$300,000
James D Schafer
Goldwyn Enterprises Iinc
Grant Deed
$269,500 · Sierrawest Bank
Mar 8, 1996
$525,000
Goldwyn Enterprises INC
Sanwa Bank California
Grant Deed
$425,000 · Sanwa Bank California
—
—
Goldwyn Enterprises INC
—
Deed Of Trust
related
$88,000 · Dmc INC
—
—
James D Schafer
—
Deed Of Trust
related
$124,000 · 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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