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Property profile & analytics
OFF-MARKET
Estimated value
$6,750,000
Turn key restaurants
2110 Newport Blvd Newport Beach, CA 92663-4322
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3216378
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1927
Total area
7,604 SF
Lot
0.35 ac (15,126 SF)
APN
047-120-30
UPID
US09-3216378
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
-
The Old Spaghetti Factory Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.73M
Blend (final)
Blend
$6.75M
Owner & transaction history
Osf Nb LLC · 2 yrs held
Osf Nb LLC
since 2023
Last sale
$6.6M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.9M
+51.8%
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
$6,890,000
ML approach
$6,915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,190,000
Current use
COMMERCIAL (GENERAL)
$7,875,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$6.75M
Range $6.08M – $7.43M · ±10% · vs last sale $6.60M (Dec 20 2023)
Last sale anchor
$6.60M
Dec 20 2023
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
$888 / 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
$69,756
Tax year 2024
Assessed value
$5,304,000
Assessed 2024
Previous assessed
$5,304,000
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$4,500,332
Assessed improvement
$803,668
Applied tax rate
7.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1927
Heating
NONE
Stories
2
Total area
7,604 SF
Lot
0.35 ac (15,126 SF)
APN
047-120-30
UPID
US09-3216378
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
RESTAURANT Current
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$7.9M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1927
Heating
NONE
Stories
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
Osf Nb LLC
Entity
Mailing address
220 NEWPORT CTR DR STE #11, NEWPORT BEACH, CA 92660-7557
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2024
—
Peninsula Village LLC
—
Deed
related
$92,350,000 · North American Company For Life And Heal
Dec 20, 2023
—
Osf Nb LLC
Rw Osf LLC
Intrafamily Transfer
related
—
Sep 30, 2022
—
Rw Osf LLC
—
Deed
related
$4,000,000 · Pfss 2020 Holding Company LLC
Aug 4, 2022
$6,600,000
Rw Osf LLC
Dussin Investment Co
Grant Deed
—
Jan 8, 2010
$1,200,000
Dussin Investment Co
Old Spaghetti Factory Intl
Grant Deed
—
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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