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Property profile & analytics
OFF-MARKET
Estimated value
$3,090,000
Showrooms
2520 Santiago Blvd Orange, CA 92867-1831
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3171238
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1982
Total area
5,137 SF
Lot
0.34 ac (15,023 SF)
APN
372-641-07
UPID
US10-3171238
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
-
Gieser & Associates Law Firm
-
Hutton Property Management Property Management Company
-
Romero Wealth Management, Inc. Financial Advisor
-
chris fry broker Real Estate Agency
-
EICHLERSoCal Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.10M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$3.04M
Blend (final)
Blend
$3.09M
Owner & transaction history
R&s Investment Properties LLC · 6 yrs held
R&s Investment Properties LLC
since 2020
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+82.6%
Office building
$2.9M
+52.1%
Neighborhood: shopping center
$2.4M
+25.5%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
$3,090,000
ML approach
$3,100,000
CAP Approach
CAP Return
Estimation
6%
$1,475,000
6.5%
$1,365,000
7%
$1,265,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,920,000
Current use
RESTAURANT
$3,505,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$2,920,000
Change: +52% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,410,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,290,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$1,800,000
Change: -6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,560,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$3.09M
Range $2.78M – $3.40M · ±10% · vs last sale $2.07M (Jan 31 2020)
Last sale anchor
$2.07M
Jan 31 2020
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
$602 / 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
$24,221
Tax year 2024
Assessed value
$2,214,498
Assessed 2024
Previous assessed
$2,214,498
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,640,872
Assessed improvement
$573,626
Applied tax rate
8.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1982
Heating
NONE
Total area
5,137 SF
Lot
0.34 ac (15,023 SF)
APN
372-641-07
UPID
US10-3171238
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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
RESTAURANT
Est. value
$3.5M
OFFICE BUILDING
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
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
1982
Heating
NONE
Lot
0.34 ac
Current owner
From public records · entity-resolved
R&s Investment Properties LLC
Entity
Mailing address
2582 N SANTIAGO BLVD, ANAHEIM, CA 92807
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2020
—
R & S Investment Properties LLC
—
Deed
related
$1,048,387 · Morgan Stanley Bk
Jan 31, 2020
$2,065,500
R&s Investment Properties LLC
Hutton Development Co INC
Grant Deed
$1,048,387 · Morgan Stanley Bank NA
Jan 24, 2006
—
Hutton Dev Co INC
Nshe Fairless Hills LLC
Grant Deed
—
Jun 29, 2005
$1,100,000
Nshe Fairless Hills LLC
2522 Properties LLC
Grant Deed
—
Jul 10, 1990
$867,500
James Beckstrom
Alber Robert E
Grant Deed
$467,500 · Lowell Smith & Evers INC
Apr 27, 1990
$776,500
L Hutton C Betty
Orchard Assoc
Grant Deed
—
—
—
Nshe Fairless Hills LLC
—
Deed Of Trust
related
$1,105,701 · Hutton Dev Co INC
—
—
2522 Properties LLC
—
Deed Of Trust
related
$250,000 · Ironstone Bank
—
—
R & S Investment Properties LLC
—
Deed Of Trust
related
$1,048,387 · Morgan Stanley Bk
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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