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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Warehouses
1837 Neville St Orange, CA 92865-4215
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0956612
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Total area
11,200 SF
Lot
0.68 ac (29,633 SF)
APN
374-583-03
UPID
US09-0956612
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
-
Horizon Oxygen and Medical Equipment Inc. Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
Gzs Holdings LLC · 7 yrs held
Gzs Holdings LLC
since 2018
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,285,000
Current use
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±10%
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
$156 / 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
$33,085
Tax year 2024
Assessed value
$3,060,226
Assessed 2024
Previous assessed
$3,060,226
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$2,187,293
Assessed improvement
$872,933
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Total area
11,200 SF
Lot
0.68 ac (29,633 SF)
APN
374-583-03
UPID
US09-0956612
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
WAREHOUSE, STORAGE Current
Est. value
$2.3M
WAREHOUSE, STORAGE Current
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
1978
Heating
NONE
Stories
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Gzs Holdings LLC
Entity
Mailing address
22911 SAVI RNCH PKWY, YORBA LINDA, CA 92887-4640
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Aug 24, 2020
—
Gzs Holdings LLC
—
Deed
related
$1,077,844 · First Foun Bk
Aug 7, 2020
—
Gzs Holdings LLC
—
Deed
related
$1,775,372 · First Foun Bk
Sep 17, 2018
$2,778,000
Gzs Holdings LLC
Michael Sitton
Grant Deed
$1,775,372 · First Foundation Bank
Mar 1, 2017
—
Sitton Family Trust
—
Deed
related
$1,030,000 · Bank Of America
Jan 29, 2002
$1,142,500
Sitton Trust
Andersen Holding & Investment
Grant Deed
$993,888 · Cnl Commercial Finance INC
—
—
Fordsen Investment Group
—
Deed Of Trust
related
$415,000 · California State Bank
—
—
Sitton,tr
—
Deed Of Trust
related
$1,300,000 · First Bank & Trust
—
—
Sitton Family Trust
—
Deed Of Trust
related
$180,000 · Southwest Community Bank
—
—
Sitton Family Trust
—
Deed Of Trust
related
$700,000 · First Bank
—
—
Sitton Family Trust
—
Deed Of Trust
related
$1,170,000 · Zions First National Bank
—
—
Gzs Holdings LLC
—
Deed Of Trust
related
$1,775,372 · First Foun Bk
—
—
Gzs Holdings LLC
—
Deed Of Trust
related
$1,104,000 · Cdc Small Busn Fin
—
—
Sitton Family Trust
—
Deed Of Trust
related
$1,030,000 · Bank Of America
—
—
Gzs Holdings LLC
—
Loan Modification
related
$1,077,844 · First Foun Bk
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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