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Property profile & analytics
OFF-MARKET
Estimated value
$17,865,000
Showrooms
17110 Brookhurst St Fountain Valley, CA 92708-3604
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2983100
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1974
Total area
54,129 SF
Lot
4.82 ac (209,975 SF)
APN
169-261-04
UPID
US09-2983100
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
$13.51M
Comparable Approach
Comparable
$18.94M
Blend (final)
Blend
$17.87M
Owner & transaction history
Beesquare Capital INC · 5 yrs held
Beesquare Capital INC
since 2021
Last sale
$17.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$25.4M
+31.3%
Retail stores
$20.8M
+7.4%
Apartment house (5+ units)
$20.2M
+4.7%
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 Fountain Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Valley 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
$17,775,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,630,000
6.5%
$13,505,000
7%
$12,540,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$19,335,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$25,390,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$20,765,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$20,235,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$16,160,000
Change: -16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$16,130,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$17.87M
Range $16.08M – $19.65M · ±10% · vs last sale $17.37M (Apr 26 2021)
Last sale anchor
$17.37M
Apr 26 2021
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
$330 / 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
$221,322
Tax year 2024
Assessed value
$18,433,182
Assessed 2024
Previous assessed
$18,433,182
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$15,132,826
Assessed improvement
$3,300,356
Applied tax rate
21.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1974
Heating
NONE
Total area
54,129 SF
Lot
4.82 ac (209,975 SF)
APN
169-261-04
UPID
US09-2983100
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
$19.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.4M
RETAIL STORES
Est. value
$20.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.2M
INDUSTRIAL (GENERAL)
Est. value
$16.2M
AUTO REPAIR, GARAGE
Est. value
$16.1M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1974
Heating
NONE
Lot
4.82 ac
Current owner
From public records · entity-resolved
Beesquare Capital INC
Entity
Mailing address
10840 WARNER AVE STE #208, FOUNTAIN VALLEY, CA 92708-3847
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2024
—
Beesquare Capital INC
—
Deed
related
$5,000,000 · East West Bank
Jan 26, 2022
—
Beesquare Capital INC
—
Deed
related
$9,845,000 · East West Investment INC
Apr 26, 2021
$17,370,000
Beesquare Capital INC
Fvbfv INC
Grant Deed
$7,000,000 · Fvbfv INC
Apr 19, 2017
—
Fvbfv INC
Fvbfv INC
Grant Deed
related
$7,000,000 · Pacific Premier Bank
Aug 1, 2013
—
Fvbfv INC
Fv Bowling
Grant Deed
$3,900,000 · Saehan Bank
Sep 16, 1988
$6,752,000
Fvb Partners
Fountain Valley
Trustees Deed
$4,760,000 · Imperial Bank Mortgage
—
—
F V Bowling
—
Deed Of Trust
related
$4,900,000 · Grand Pacific Financing Corp
—
—
Pvb Partners
—
Deed Of Trust
related
$1,340,000 · Imperial Bank Mortgage
—
—
Fv Bowling
—
Deed Of Trust
related
$5,500,000 · Bay Cities National Bank
—
—
Fvbfv INC
—
Deed Of Trust
related
$2,724,000 · 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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