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Property profile & analytics
OFF-MARKET
Estimated value
$1,775,000
Industrial properties
20662 Prism Pl Lake Forest, CA 92630-7803
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2004508
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Total area
69,040 SF
Lot
1.85 ac (80,740 SF)
APN
610-301-09
UPID
US09-2004508
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
$1.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.78M
Owner & transaction history
Griffiths Properties LLC · 4 yrs held
Griffiths Properties LLC
since 2021
Last sale
$1.9M
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
$1,605,000
ML approach
$1,615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.78M
Range $1.60M – $1.95M · ±10% · vs last sale $1.85M (Dec 28 2021)
Last sale anchor
$1.85M
Dec 28 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
$26 / 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
$70,869
Tax year 2024
Assessed value
$6,796,927
Assessed 2024
Previous assessed
$6,796,927
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$3,293,005
Assessed improvement
$3,503,922
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
Total area
69,040 SF
Lot
1.85 ac (80,740 SF)
APN
610-301-09
UPID
US09-2004508
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
1.85 ac
Current owner
From public records · entity-resolved
Griffiths Properties LLC
Entity
Mailing address
20662 PRISM PL, LAKE FOREST, CA 92630-7803
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$1,850,000
Griffiths Properties LLC
Brian M Hess
Grant Deed
$1,500,000 · The Brian And Laura Hess Revocable
Dec 23, 2020
—
Richard & Wendy Watson F Trust
Richard Watson
Quit Claim Deed
related
—
Jun 8, 2018
—
Richard Watson
—
Deed
related
$2,554,300 · Wells Fargo Bank NA
Nov 20, 2013
—
Richard Watson
Sy Corporation
Grant Deed
$2,781,500 · Capital Bank
Feb 1, 1996
$2,326,500
Kenko World INC
Exhibitree INC
Grant Deed
—
Feb 17, 1989
$973,500
Exhibitree INC
J Ferguson Partn
Grant Deed
$1,665,000 · Bank Of Commerce
—
—
Wendy Watson
—
Deed Of Trust
related
$2,781,500 · Capital Bank NA
—
—
Exhibitree INC
—
Deed Of Trust
related
—
—
—
Sy Corp
—
Deed Of Trust
related
$2,175,000 · Mellon First Business Bank
—
—
Exhibitree INC
—
Deed Of Trust
related
$1,740,000 · Wells Fargo Bank
—
—
Sy Corp
—
Deed Of Trust
related
$1,850,000 · Key Bank NA
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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