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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office Spaces
22706 Aspan St 16 Lake Forest, CA 92630-1603
Individually Owned
2-yr Hold
Absentee Owner
Property ID
US09-3300661
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1979
Total area
2,000 SF
Lot
17.6 ac (766,656 SF)
APN
939-020-16
UPID
US09-3300661
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
$575k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$623k
Blend (final)
Blend
$575k
Owner & transaction history
Diane E Ealy · 2 yrs held
Diane E Ealy
since 2024
Last sale
$575,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$940,000
+9.3%
Auto repair, garage
$890,000
+4.0%
Commercial (general)
$865,000
+1.0%
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
$575,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
$700,000
6.5%
$645,000
7%
$600,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$860,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$940,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$890,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$865,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $575k (Apr 18 2024)
Last sale anchor
$575k
Apr 18 2024
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
$288 / 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
$7,006
Tax year 2024
Assessed value
$667,333
Assessed 2024
Previous assessed
$667,333
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$464,233
Assessed improvement
$203,100
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1979
Heating
NONE
Total area
2,000 SF
Lot
17.6 ac (766,656 SF)
APN
939-020-16
UPID
US09-3300661
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 Current
Est. value
$860,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$940,000
AUTO REPAIR, GARAGE
Est. value
$890,000
COMMERCIAL (GENERAL)
Est. value
$865,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1979
Heating
NONE
Lot
17.6 ac
Current owner
From public records · entity-resolved
Diane E Ealy
Individual
Mailing address
8686 MERCED CIR UNIT 1010C, HUNTINGTON BEACH, CA 92646-8611
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2024
—
Diane E Ealy
Diane Elizabeth Ealy
Intrafamily Transfer
related
—
Apr 22, 2022
—
Talentz Group LLC
—
Deed
related
$345,000 · Zb NA
Jun 23, 2016
$575,000
Talentz Group LLC
Earl Dwayne Ealy
Grant Deed
$431,300 · First Choice Bank
Dec 23, 1997
$237,000
Earl D Ealy
Jewett Trust
Grant Deed
$247,500 · California Federal 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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