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Property profile & analytics
OFF-MARKET
Estimated value
$42,640,000
Community centers
23872 Alicia Pkwya Mission Viejo, CA 92691-2700
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-3383806
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1978
Total area
80,283 SF
Lot
8.58 ac (373,645 SF)
APN
809-323-01
UPID
US09-3383806
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
by Request
CAP Approach
CAP
$27.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$42.64M
Owner & transaction history
Ap Gateway LP
Ap Gateway LP
since 2026
Last sale
$51.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$54.8M
+45.5%
Commercial (general)
$40.8M
+8.3%
Retail stores
$39.1M
+3.9%
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 Mission Viejo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mission Viejo 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
$40,790,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$30,095,000
6.5%
$27,780,000
7%
$25,795,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$37,660,000
Current use
RESTAURANT
$54,775,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$40,765,000
Change: +8% · Conversion: Easy
RETAIL STORES
$39,120,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$35,815,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$34,440,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$32,505,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$42.64M
Range $38.38M – $46.90M · ±10% · vs last sale $51.00M (Jan 16 2026)
Last sale anchor
$51.00M
Jan 16 2026
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
$531 / 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
$422,992
Tax year 2024
Assessed value
$41,122,598
Assessed 2024
Previous assessed
$41,122,598
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$34,333,200
Assessed improvement
$6,789,398
Applied tax rate
27.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1978
Heating
NONE
Stories
1
Units
32
Total area
80,283 SF
Lot
8.58 ac (373,645 SF)
APN
809-323-01
UPID
US09-3383806
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$37.7M
RESTAURANT
Est. value
$54.8M
COMMERCIAL (GENERAL)
Est. value
$40.8M
RETAIL STORES
Est. value
$39.1M
AUTO REPAIR, GARAGE
Est. value
$35.8M
OFFICE BUILDING
Est. value
$34.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$32.5M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1978
Heating
NONE
Stories
1
Units
32
Lot
8.58 ac
Current owner
From public records · entity-resolved
Ap Gateway LP
Entity
Free & Clear · 0 yrs held
Mailing address
60 S MARKET ST STE #1120, SAN JOSE, CA 95113-2366
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2026
—
Ap Gateway LP
—
Deed
related
$175,000,000 · U S Bank N A
Jan 16, 2026
$51,000,000
Ap Gateway LP
Gateway Mv Partners LLC
Grant Deed
—
Dec 21, 2021
$39,515,000
Gateway Mv Partners LLC
Gateway Garp LLC
Grant Deed
$28,300,000 · Key Bank NA
Oct 21, 2020
—
Gateway Garp LLC
—
Deed
related
$16,317,703 · Miscellaneous Ins Co
May 23, 2013
$9,535,000
Gateway Garp LLC
A & J Gateway LLC
Grant Deed
—
Feb 27, 2008
—
A & J Gateway LLC
Alicia & Jeronimo
Quit Claim Deed
$20,000,000 · Aetna Life Insurance & Annuity
—
—
Farallon Gateway
—
Deed Of Trust
related
$9,050,000 · Mutual Life Insurance Co Ny
—
—
Gateway Garp LLC
—
Loan Modification
related
$16,317,703 · Miscellaneous Ins Co
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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