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Property profile & analytics
OFF-MARKET
Estimated value
$16,125,000
Industrial properties
20431 Sea Cir Lake Forest, CA 92630-8806
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3571877
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Lot
0.86 ac (37,483 SF)
APN
610-322-15
UPID
US09-3571877
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.13M
Owner & transaction history
Scaleup 5 LLC · 4 yrs held
Scaleup 5 LLC
since 2021
Last sale
$16.9M
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 Lake Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Forest 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
$14,645,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$16.13M
Range $14.51M – $17.74M · ±10% · vs last sale $16.86M (Dec 17 2021)
Last sale anchor
$16.86M
Dec 17 2021
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
$75,067
Tax year 2024
Assessed value
$7,139,265
Assessed 2024
Previous assessed
$7,139,265
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$5,826,240
Assessed improvement
$1,313,025
Applied tax rate
30.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
0.86 ac (37,483 SF)
APN
610-322-15
UPID
US09-3571877
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
0.86 ac
Current owner
From public records · entity-resolved
Scaleup 5 LLC
Entity
Mailing address
24040 CAMINO DEL AVIONE225, MONARCH BEACH, CA 92629-4005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
—
Scaleup 5 LLC
—
Deed
related
$9,000,000 · Bank Of America NA
Dec 17, 2021
$16,862,500
Scaleup 5 LLC
R M J F LLC
Grant Deed
—
Jul 12, 2007
—
Arthur A Gonzales
Gonzales,priscilla
Quit Claim Deed
related
—
Jul 12, 2007
$2,783,000
Rmjf LLC
Griffey,richard A
Grant Deed
—
Aug 28, 2006
—
Richard A Griffey
Lowe,richard G
Grant Deed
related
—
May 8, 2006
—
Richard G Lowe
Lowe,richard G
Quit Claim Deed
related
—
Dec 9, 2005
$2,752,000
Richard G Lowe
Rjmf LLC
Grant Deed
$1,550,000 · William O Wagner INC Psp
Aug 8, 2005
$2,319,000
Rmjf LLC
A & W Real Estate Invs II LLC
Grant Deed
—
Aug 22, 2003
—
A Investments
Parsadayan,tr
Grant Deed
related
—
Dec 12, 1997
—
Walodia Parsadayan
Parsadayan,
Quit Claim Deed
related
—
Nov 4, 1997
—
Walodia Parsadayan
Parsadayan,
Quit Claim Deed
related
—
Jan 23, 1997
—
Walodia Parsadayan
Parsadayan,
Quit Claim Deed
related
—
Nov 6, 1996
—
Walodia Parsadayan
Pacte,
Grant Deed
related
—
Mar 23, 1995
—
Pactel Systems
Calprop II Portfolio LP
Grant Deed
related
—
—
—
Alosha M Parasadayan
—
Deed Of Trust
related
$1,140,000 · California Bank & Trust
—
—
Walodia M Parsadayan
—
Deed Of Trust
related
$185,500 · Orange National 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.
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