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Property profile & analytics
OFF-MARKET
Estimated value
$3,425,000
Commercial land
18431 Bch Blvd, Huntington Beach, CA 92648-1329
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2834395
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.78 ac (34,193 SF)
APN
159-031-18
UPID
US10-2834395
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.43M
Owner & transaction history
Beach Housing Partners LP · 6 yrs held
Beach Housing Partners LP
since 2020
Last sale
$3.0M
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 Huntington Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington Beach 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
$3,950,000
ML approach
$3,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.43M
Range $3.08M – $3.77M · ±10% · vs last sale $3.00M (Jan 29 2020)
Last sale anchor
$3.00M
Jan 29 2020
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
—
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
$35,242
Tax year 2024
Assessed value
$3,216,605
Assessed 2024
Previous assessed
$3,216,605
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$3,216,605
Applied tax rate
4.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.78 ac (34,193 SF)
APN
159-031-18
UPID
US10-2834395
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
Building & site characteristics
From public records
Heating
NONE
Lot
0.78 ac
Current owner
From public records · entity-resolved
Beach Housing Partners LP
Entity
Mailing address
17701 COWAN STE #200, IRVINE, CA 92614-6840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2025
—
Beach Housing Partners LP
—
Deed
related
$5,856,018 · Department Of Housing And Community Deve
Feb 4, 2022
—
Beach Housing Partners LP
—
Deed
related
$2,830,697 · The City Of Huntington Beany
Jan 29, 2020
$3,000,000
Beach Housing Partners LP
Five Points Plaza LLC
Grant Deed
$900,000 · Huntington Bch Hsng Authority
Jul 10, 2019
—
Five Points Plaza LLC
Golcheh,morad
Quit Claim Deed
related
$1,500,000 · Lone Oak Fund
Dec 13, 2017
—
Golcheh Morad
—
Deed
related
$1,000,000 · Behrooz Sumekh
Sep 5, 2008
—
Five Points Plaza LLC
The Goodyear Tire & Rubber Co
Grant Deed
$225,000 · Farmers & Merchants Bank Of Long Be
—
—
Five Points Plaza LLC
—
Deed Of Trust
related
$300,000 · Val-chris Investments INC
—
—
Golcheh Morad
—
Deed Of Trust
related
$1,000,000 · Behrooz Sumekh
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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