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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Retail space
2229 Coast Hwy Corona Del Mar, CA 92625-1923
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1522723
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Total area
2,480 SF
Lot
0.1 ac (4,458 SF)
APN
459-081-15
UPID
US09-1522723
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
$405k
CAP Approach
CAP
$865k
Comparable Approach
Comparable
$668k
Blend (final)
Blend
$645k
Owner & transaction history
Nbk 2229 LLC · 4 yrs held
Nbk 2229 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 Corona Del Mar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corona Del Mar 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
$405,000
CAP Approach
CAP Return
Estimation
6%
$940,000
6.5%
$865,000
7%
$805,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,065,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$260 / 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
$36,745
Tax year 2024
Assessed value
$3,370,896
Assessed 2024
Previous assessed
$3,370,896
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$3,267,454
Assessed improvement
$103,442
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
1947
Heating
NONE
Stories
1
Total area
2,480 SF
Lot
0.1 ac (4,458 SF)
APN
459-081-15
UPID
US09-1522723
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
OFFICE BUILDING
Est. value
$1.1M
OFFICE BUILDING
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
1947
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Nbk 2229 LLC
Entity
Mailing address
891 PRODUCTION PL, NEWPORT BEACH, CA 92663-2809
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2022
—
Nbk 2229 LLC
James Viglione
Grant Deed
$1,000,000 · First Republic Bank
Aug 31, 2021
$3,240,000
James Viglione
Pv 1984 Gp
Grant Deed
—
Aug 31, 2021
—
James Viglione
Cathy E Viglione
Intrafamily Transfer
related
—
Oct 16, 2014
—
Pv 1984 Gp
Presta Family Trust
Quit Claim Deed
—
Sep 19, 2014
—
Ron E Presta
Presta Ron E Trust
Quit Claim Deed
related
—
Sep 3, 2014
—
Mayfair Rollover R & Trust
Mayfair 3140 LLC
Quit Claim Deed
related
—
Sep 25, 2013
—
Mayfair 3140 LLC
Vincent Family Trust
Quit Claim Deed
related
$1,500,000 · Mayfair 3140 R/tr (ct)
—
—
Presta Trust
—
Deed Of Trust
related
$250,000 · California State Bank
—
—
Presta Trust
—
Deed Of Trust
related
$235,000 · Bank Of Newport
—
—
Presta Trust
—
Deed Of Trust
related
$237,600 · Harbor Bank
—
—
Presta Ron E Trust
—
Deed Of Trust
related
$420,000 · American Security 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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