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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Retail space
2116 Newport Blvd Newport Beach, CA 92663-4322
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3286154
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1927
Total area
6,000 SF
Lot
0.18 ac (8,027 SF)
APN
047-120-16
UPID
US09-3286154
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
-
Diamond Kitchen & Bath Remodeling Newport Beach Construction Company
-
Kulfi Me Grocery & Convenience Store Specialty Food Shop
-
Health and Beauty by Lali (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.15M
Owner & transaction history
Annex Breezeway LLC · 3 yrs held
Annex Breezeway LLC
since 2023
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±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
$191 / 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
$4,750
Tax year 2024
Assessed value
$400,816
Assessed 2024
Previous assessed
$400,816
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$335,922
Assessed improvement
$64,894
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1927
Heating
NONE
Stories
1
Units
2
Total area
6,000 SF
Lot
0.18 ac (8,027 SF)
APN
047-120-16
UPID
US09-3286154
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
Year built
1927
Heating
NONE
Stories
1
Units
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Annex Breezeway LLC
Entity
Free & Clear · 3 yrs held
Mailing address
10203 OVERHILL DR, SANTA ANA, CA 92705-1561
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2023
—
Annex Breezeway LLC
James M Wasko
Intrafamily Transfer
related
—
Apr 25, 2018
—
Jrw Family Trust
Wasko,james M & Rhonda
Quit Claim Deed
related
—
Apr 23, 2018
—
Jrw Family Trust
Wasko,james M & Rhonda
Quit Claim Deed
related
—
Dec 29, 2016
—
Robert Roubian
Roubian Family Trust
Quit Claim Deed
—
Dec 31, 2014
—
Robert Roubian
Roubian Family Trust
Quit Claim Deed
—
Dec 30, 2011
—
Roubian Family Trust
Roubian,robert & Helen
Quit Claim Deed
—
Mar 1, 2011
—
Roubian Family Trust
Roubian,robert & Helen
Quit Claim Deed
—
Dec 29, 2010
—
Roubian Family Trust
Roubian,robert & Helen
Quit Claim Deed
—
Dec 31, 2009
—
James W Wasko
Roubian,robert & Helen
Grant Deed
—
Dec 30, 2008
—
James W Wasko
Roubian,robert & Helen
Grant Deed
—
Dec 20, 2007
—
Roubian Family Trust
Roubian,robert & Helen
Quit Claim Deed
related
—
Dec 29, 2005
—
James W Wasko
Roubian,robert & Helen
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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