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Property profile & analytics
OFF-MARKET
Estimated value
$5,735,000
Community centers
2428 Grand Ave Ste A Santa Ana, CA 92705-8708
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1817827
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1974
Total area
30,059 SF
Lot
2.53 ac (109,999 SF)
APN
396-113-10
UPID
US09-1817827
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
-
O.C. Boxing Gym & Fitness Center Sports School
-
El Taquero Juan Hernandez Restaurant
-
PeopleReady Employment Agency
-
California Kids Center Daycare Center
-
Kensington College College
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.74M
Owner & transaction history
Seilabi Acquisition Group II L · 9 yrs held
Seilabi Acquisition Group II L
since 2016
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$61,562
Tax year 2024
Assessed value
$5,381,931
Assessed 2024
Previous assessed
$5,381,931
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$3,750,287
Assessed improvement
$1,631,644
Applied tax rate
11.0000
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
1974
Heating
NONE
Stories
1
Units
16
Total area
30,059 SF
Lot
2.53 ac (109,999 SF)
APN
396-113-10
UPID
US09-1817827
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
1974
Heating
NONE
Stories
1
Units
16
Lot
2.53 ac
Current owner
From public records · entity-resolved
Seilabi Acquisition Group II L
Entity
Mailing address
2350 MORELIA PL, FULLERTON, CA 92835-2274
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2018
—
Seilabi Acquisition Grp II LLC
—
Deed
related
$2,600,000 · Jpmorgan Chase Bk NA
Sep 13, 2017
—
Seilabi Family Trust
—
Deed
related
$2,838,000 · Premier Busn Bk
Aug 10, 2016
—
Seilabi Acquisition Group II L
Seilabi Family Trust
Quit Claim Deed
—
Jul 29, 2016
—
Grovemont Square INC
Mechammll,gholwan
Quit Claim Deed
related
—
Jul 29, 2016
$4,730,000
Mohammad Rezazadeh Seilabi
Grovement Square INC
Grant Deed
$2,838,000 · Premier Business Bank
Apr 8, 2014
—
Gholwan Mechammil
Mechammil,insaf
Quit Claim Deed
related
—
Apr 8, 2014
$800,000
Gholwan Mechammil
Grovemont Square INC
Grant Deed
$60,000 · Grovemont Square INC
Dec 26, 2013
—
Grovemont Square INC
—
Deed Of Trust
related
$1,500,000 · Bbu Bank
Jul 25, 2003
$1,280,000
Grovemont Square INC
2428 Grand LLC
Grant Deed
related
—
Jan 27, 1989
$1,231,500
2428 Properties
Venture Partners
Trustees Deed
related
—
Jan 27, 1989
$246,500
2428 Properties
Boulger Delmar L
Trustees Deed
related
—
Jan 27, 1989
$494,000
2428 Properties
Gsp Inv
Trustees Deed
related
—
Jan 27, 1989
—
Tait Kenneth E
Grovemont Square
Grant Deed
related
—
—
—
2428 Properties
—
Deed Of Trust
related
$175,000 · Venture Partners
—
—
2428 Properties
—
Deed Of Trust
related
$175,000 · Venture Partners
—
—
Grovemont Square INC
—
Loan Modification
related
$1,500,000 · Bbcn Bk
—
—
Seilabi Family Trust
—
Loan Modification
related
$2,838,000 · Premier Busn Bk
—
—
Seilabi Acquisition Grp II LLC
—
Deed Of Trust
related
$2,600,000 · Jpmorgan Chase Bk NA
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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