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Property profile & analytics
OFF-MARKET
Estimated value
$4,225,000
Flex space
17290 Newhope St Fountain Valley, CA 92708-8205
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-1672400
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1984
Total area
21,000 SF
Lot
1.21 ac (52,874 SF)
APN
169-401-25
UPID
US09-1672400
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
$5.67M
CAP Approach
CAP
$3.72M
Comparable Approach
Comparable
$2.80M
Blend (final)
Blend
$4.23M
Owner & transaction history
K2i17290 LLC · 6 yrs held
K2i17290 LLC
since 2020
Last sale
$3.8M
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 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
$5,615,000
ML approach
$5,665,000
CAP Approach
CAP Return
Estimation
6%
$4,025,000
6.5%
$3,715,000
7%
$3,450,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,270,000
Current use
AUTO REPAIR, GARAGE
$6,260,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$4.23M
Range $3.80M – $4.65M · ±10% · vs last sale $3.78M (Feb 27 2020)
Last sale anchor
$3.78M
Feb 27 2020
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
$201 / 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
$45,805
Tax year 2024
Assessed value
$4,052,922
Assessed 2024
Previous assessed
$4,052,922
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,216,607
Assessed improvement
$836,315
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Units
2
Total area
21,000 SF
Lot
1.21 ac (52,874 SF)
APN
169-401-25
UPID
US09-1672400
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
$6.3M
AUTO REPAIR, GARAGE
Est. value
$6.3M
INDUSTRIAL (GENERAL) Current
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
1984
Heating
NONE
Stories
1
Units
2
Lot
1.21 ac
Current owner
From public records · entity-resolved
K2i17290 LLC
Entity
Mailing address
17290 NEWHOPE ST, FOUNTAIN VALLEY, CA 92708-8205
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2020
—
K2117290 LLC
—
Deed
related
$1,890,000 · Bank Of The West
Feb 27, 2020
$3,780,000
K2i17290 LLC
Carter Madison Trust
Grant Deed
$1,890,000 · Bank Of The West
Jul 24, 2019
—
Tony Van Lam
—
Deed
related
$2,500,000 · Mega Bank
Nov 2, 2017
—
Carter,madison Trust
Van Lam,tony
Quit Claim Deed
related
—
Sep 27, 2007
—
Keld Investments LLC
Lam,tony V
Grant Deed
—
Sep 27, 2007
$1,300,500
Tony V Lam
Lam,tony V
Grant Deed
related
—
Jun 28, 2006
—
Tarbell Equities LLC
Lam,tony V
Grant Deed
—
Jun 24, 2005
—
Tony V Lam
Eric L Fleming
Grant Deed
$2,000,000 · Us Bank NA
Aug 18, 1998
$1,533,000
Fleming Trust
Yardley 401k Trust
Grant Deed
$1,533,000 · Money Store Commercial Mtg
Sep 9, 1993
$365,500
George,yardley Trustee
Birtcher Asset M
Grant Deed
related
—
May 6, 1993
$450,000
Birtcher Asset Management Corp
Dempsey Trust
Grant Deed
related
$300,000 · A-1 Grit Company E
Nov 9, 1992
$481,000
Dempsey Trust
Perley,howard J
Grant Deed
related
$34,237 · Seller
—
—
Howard J Perley
—
Deed Of Trust
related
$450,000 · Union Bank
—
—
K2117290 LLC
—
Deed Of Trust
related
$1,890,000 · Bank Of The West
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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