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Property profile & analytics
OFF-MARKET
Estimated value
$10,680,000
Flex space
17462 Armstrong Ave Irvine, CA 92614-5724
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2406051
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1985
Total area
40,700 SF
Lot
1.83 ac (79,527 SF)
APN
430-082-04
UPID
US09-2406051
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
-
Avery Dennison Corporation Building Supply Electrical Service
-
Graphtec America Inc Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.68M
Owner & transaction history
J Kuos Investments LLC
J Kuos Investments LLC
since 2026
Last sale
$14.2M
6 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,770,000
6.5%
$8,095,000
7%
$7,515,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$17,495,000
Current use
OFFICE BUILDING
$17,460,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$16,480,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$10.68M
Range $9.61M – $11.75M · ±10% · vs last sale $14.23M (Feb 18 2026)
Last sale anchor
$14.23M
Feb 18 2026
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
$262 / 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
$112,446
Tax year 2024
Assessed value
$10,059,601
Assessed 2024
Previous assessed
$10,059,601
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$8,416,442
Assessed improvement
$1,643,159
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
1985
Heating
NONE
Stories
1
Total area
40,700 SF
Lot
1.83 ac (79,527 SF)
APN
430-082-04
UPID
US09-2406051
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
$17.5M
OFFICE BUILDING
Est. value
$17.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.5M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
NONE
Stories
1
Lot
1.83 ac
Current owner
From public records · entity-resolved
J Kuos Investments LLC
Entity
Mailing address
999 CORPORATE DR STE #100, LADERA RANCH, CA 92694-2149
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Feb 18, 2026
$14,225,000
J Kuos Investments LLC
Grambo And Gramcracker LLC
Grant Deed
$5,000,000 · East West Bank
Jan 3, 2025
—
Grambo And Gramcracker LLC
Foothill Investment Company LLC
Grant Deed
—
Dec 23, 2019
—
Foothill Investment Co LLC
Miller Family Trust
Quit Claim Deed
related
—
Oct 11, 2018
—
Miller Family Trust
Miller,barry T
Affidavit Of Death
related
—
Apr 25, 2003
—
Venturelli,tr
Venturelli,scott L & Robin L
Quit Claim Deed
related
—
Apr 9, 2002
—
Barry Miller
Mille
Quit Claim Deed
related
—
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.
Try Rey
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