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Property profile & analytics
OFF-MARKET
Estimated value
$5,670,000
Community centers
1821 Tustin St Orange, CA 92865-4604
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-2433713
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1974
Total area
12,960 SF
Lot
0.34 ac (14,999 SF)
APN
372-301-06
UPID
US09-2433713
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
-
Goodwill of Orange County Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.41M
Comparable Approach
Comparable
$5.79M
Blend (final)
Blend
$5.67M
Owner & transaction history
Rancho De Los Cazadores
Rancho De Los Cazadores
since 2025
Last sale
$6.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.8M
+45.5%
Office building
$7.4M
+21.1%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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%
$3,695,000
6.5%
$3,410,000
7%
$3,165,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,080,000
Current use
RESTAURANT
$8,840,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$7,365,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,780,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,385,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$5.67M
Range $5.10M – $6.24M · ±10% · vs last sale $6.74M (May 1 2025)
Last sale anchor
$6.74M
May 1 2025
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
$438 / 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
$29,948
Tax year 2024
Assessed value
$2,725,393
Assessed 2024
Previous assessed
$2,725,393
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,958,507
Assessed improvement
$766,886
Applied tax rate
8.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1974
Heating
NONE
Stories
1
Total area
12,960 SF
Lot
0.34 ac (14,999 SF)
APN
372-301-06
UPID
US09-2433713
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.1M
RESTAURANT
Est. value
$8.8M
OFFICE BUILDING
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
OFFICE BUILDING
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
1974
Heating
NONE
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Rancho De Los Cazadores
Individual
Free & Clear · 0 yrs held
Mailing address
714 S PLYMOUTH BLVD, LOS ANGELES, CA 90005-3721
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
$6,737,000
Rancho De Los Cazadores
Tustin Center Properties LLC
Grant Deed
—
Jul 3, 2025
—
Goodwill Industries Of Orange Count
Tustin Center Properties LLC
Deed
—
Mar 7, 2023
—
Tustin Center Properties LLC
Southwest Group Properties LLC
Grant Deed
—
Jan 20, 2023
$2,675,000
Southwest Group Properties LLC
Big Lots Stores Pns LLC
Grant Deed
—
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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