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Property profile & analytics
OFF-MARKET
Estimated value
$4,795,000
Showrooms
18231 Irvine Blvd, Tustin, CA 92780-3432
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0600532
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1984
Total area
18,894 SF
Lot
0.85 ac (37,129 SF)
APN
401-291-04
UPID
US09-0600532
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
-
Dr. Jeffrey E. Sudeith, MD Physician
-
Radiant Physician Group Medical Clinic
-
R 2 Media Inc Marketing & Advertising Advertising Agency
-
Contest Factory Corporate Office
-
Eco & Associates, Inc. Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.10M
CAP Approach
CAP
$4.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.80M
Owner & transaction history
Afg Property Investments LLC · 2 yrs held
Afg Property Investments LLC
since 2023
Last sale
$4.5M
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 Tustin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tustin 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
$4,965,000
ML approach
$5,100,000
CAP Approach
CAP Return
Estimation
6%
$5,315,000
6.5%
$4,905,000
7%
$4,555,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,650,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$4.80M
Range $4.32M – $5.27M · ±10% · vs last sale $4.50M (Dec 15 2023)
Last sale anchor
$4.50M
Dec 15 2023
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
$254 / 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
$50,456
Tax year 2024
Assessed value
$4,370,000
Assessed 2024
Previous assessed
$4,370,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,420,000
Assessed improvement
$1,950,000
Applied tax rate
13.0000
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
1984
Heating
NONE
Total area
18,894 SF
Lot
0.85 ac (37,129 SF)
APN
401-291-04
UPID
US09-0600532
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.7M
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
1984
Heating
NONE
Lot
0.85 ac
Current owner
From public records · entity-resolved
Afg Property Investments LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 15, 2023
$4,500,000
Afg Property Investments LLC
E2 & Associates LLC
Grant Deed
$2,700,000 · Cibc Bank USA
Jan 24, 2022
—
E2 & Associates LLC
—
Deed
related
$785,000 · Pacific Western National Bank
May 15, 2012
—
Mark Friend
Friend,margaret S
Quit Claim Deed
$1,815,132 · Wells Fargo Bank NA
Jun 21, 1999
$2,000,000
Wf Partners LLC
Principal Life Insurance Co
Grant Deed
$1,500,000 · Sunwest Bank
Aug 14, 1990
$1,868,000
Principal Mutual
Orange Pacific L
Trustees Deed
related
—
—
—
Wf Partners LLC
—
Deed Of Trust
related
$2,400,000 · Sunwest 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
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