New search
Property profile & analytics
OFF-MARKET
Estimated value
$5,335,000
Flex space
1791 Reynolds Ave Irvine, CA 92614-5711
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1629506
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1972
Total area
10,472 SF
Lot
0.7 ac (30,613 SF)
APN
430-092-09
UPID
US09-1629506
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
-
Quilter Laboratories LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.87M
Blend (final)
Blend
$5.34M
Owner & transaction history
Patrick H Quilter · 4 yrs held
Patrick H Quilter
since 2021
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+58.7%
Retail stores
$5.1M
+13.4%
Neighborhood: shopping center
$4.9M
+9.1%
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
$5,870,000
ML approach
$5,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,500,000
Current use
RESTAURANT
$7,145,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$5,105,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,910,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,670,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$4,495,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,240,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$5.34M
Range $4.80M – $5.87M · ±10% · vs last sale $4.70M (Aug 31 2021)
Last sale anchor
$4.70M
Aug 31 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
$509 / 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
$54,615
Tax year 2024
Assessed value
$4,889,880
Assessed 2024
Previous assessed
$4,889,880
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$4,452,912
Assessed improvement
$436,968
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
1972
Heating
NONE
Stories
1
Total area
10,472 SF
Lot
0.7 ac (30,613 SF)
APN
430-092-09
UPID
US09-1629506
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
$4.5M
RESTAURANT
Est. value
$7.1M
RETAIL STORES
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.2M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1972
Heating
NONE
Stories
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Patrick H Quilter
Individual
Mailing address
639 THALIA ST, LAGUNA BEACH, CA 92651-2519
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2021
$4,700,000
Patrick H Quilter
Reynolds Re Holdings LLC
Grant Deed
—
May 2, 2018
—
Re Holdinsg LLC
—
Deed
related
$100,000 · Pacific Western Mortgage
Jun 10, 2016
—
Reynolds Re Holdings LLC
—
Deed
related
$2,500,000 · California United Bank
Sep 10, 2009
—
Reynolds Re Holdings LLC
E & H Investment Holdings LLC
Grant Deed
—
Aug 3, 2009
—
E & H Investment Holdings LLC
Anderson & Howard Electric INC
Grant Deed
—
Nov 7, 1996
$800,000
Anderson & Howard Electric INC
Reynue Associates
Grant Deed
—
—
—
Anderson & Howard Electric INC
—
Deed Of Trust
related
$1,061,000 · Mellon First Business Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1791 Reynolds Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
