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Property profile & analytics
OFF-MARKET
Estimated value
$2,775,000
Retail space
191 Riverside Ave Newport Beach, CA 92659-1800
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2901751
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
9,200 SF
Lot
0.33 ac (14,591 SF)
APN
049-110-17
UPID
US09-2901751
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
-
Christie Rose Events Event Planning Wedding Service
-
Elite Bankruptcy Law Firm Law Firm
-
Harp Enchants Music Venue Theater & Performing Art Venue
-
US Post Office Post Office
-
Thermador Repair Orange County Electronics & Wireless Store Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
$2.11M
Blend (final)
Blend
$2.78M
Owner & transaction history
The Garden M2 LLC · 3 yrs held
The Garden M2 LLC
since 2022
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 Newport Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,485,000
6.5%
$3,215,000
7%
$2,985,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,485,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,315,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,105,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$3,945,000
Change: -12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,725,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.78M
Range $2.50M – $3.05M · ±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
$302 / 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
$70,847
Tax year 2024
Assessed value
$6,617,215
Assessed 2024
Previous assessed
$6,617,215
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$6,169,215
Assessed improvement
$448,000
Applied tax rate
7.0000
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Heating
NONE
Stories
1
Total area
9,200 SF
Lot
0.33 ac (14,591 SF)
APN
049-110-17
UPID
US09-2901751
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
RETAIL STORES Current
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
RETAIL STORES Current
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
1956
Heating
NONE
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
The Garden M2 LLC
Entity
Mailing address
1945 PLACENTIA AVE STE D, COSTA MESA, CA 92627-6274
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Dec 30, 2022
—
The Garden M2 LLC
Mariners Center M2 LLC
Grant Deed
—
Oct 23, 2019
—
Mariners Center M2 LLC
—
Deed
related
$88,000 · H I G Realty Credit Hldgs LLC
Feb 7, 2013
—
Mariners Center M2 LLC
—
Deed Of Trust
related
$6,000,000 · California Bank & Trust
Aug 31, 2012
$13,125,000
Mariners Center M2 LLC
Mariners LLC
Grant Deed
—
Feb 16, 2005
—
Mariners LLC
Riverpoint Properties Ltd
Grant Deed
$6,200,000 · Citigroup Global Markets Realt
May 23, 1977
$820,000
Riverpoint Properties Ltd
—
Grant Deed
related
—
—
—
Mariners Center M2 LLC
—
Deed Of Trust
related
$88,000 · H I G Realty Credit Hldgs LLC
—
—
Mariners Center M2 LLC
—
Deed Of Trust
related
$5,250,000 · Commercial Bk/ca
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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