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Property profile & analytics
OFF-MARKET
Estimated value
$3,670,000
Community centers
2525 Westminster Ave Santa Ana, CA 92706-2143
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1380039
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1968
Total area
14,608 SF
Lot
1.07 ac (46,734 SF)
APN
101-132-30
UPID
US09-1380039
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
-
Universal Dental Group Dental Office
-
The 17 TH Hair and Nail Nail Salon
-
GIVO Ice cream Grocery & Convenience Store Specialty Food Shop
-
Yoni Insurance and Income Tax Insurance Agency
-
Orlandi Valuta Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.51M
CAP Approach
CAP
$4.00M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.67M
Owner & transaction history
Healthy Communities II LLC · 4 yrs held
Healthy Communities II LLC
since 2021
Last sale
$3.7M
5 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
Method
Estimation
Statistic approach
$3,400,000
ML approach
$3,510,000
CAP Approach
CAP Return
Estimation
6%
$4,325,000
6.5%
$3,995,000
7%
$3,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,605,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$3.67M
Range $3.30M – $4.04M · ±10% · vs last sale $3.72M (Aug 18 2021)
Last sale anchor
$3.72M
Aug 18 2021
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
$251 / 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
$55,378
Tax year 2024
Assessed value
$3,870,288
Assessed 2024
Previous assessed
$3,870,288
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$3,129,210
Assessed improvement
$741,078
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
1968
Heating
NONE
Stories
1
Total area
14,608 SF
Lot
1.07 ac (46,734 SF)
APN
101-132-30
UPID
US09-1380039
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
RETAIL STORES
Est. value
$5.6M
RETAIL STORES
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
1968
Heating
NONE
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Healthy Communities II LLC
Entity
Free & Clear · 4 yrs held
Mailing address
40 PACIFICA STE #1500, IRVINE, CA 92618-7496
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2026
—
Healthy Communities II LLC
—
Deed
related
$9,100,000 · Wells Fargo Bank NA
Aug 18, 2021
$3,720,000
Healthy Communities II LLC
Reisch Holdings LLC
Grant Deed
—
Dec 16, 2020
—
Los Altos Xxxii LP
—
Deed
related
$3,536,370 · Wells Fargo Bank NA
Dec 3, 2020
$7,000,000
Los Altos Xxxii LP
Markets Stater
Grant Deed
—
Jan 2, 2009
—
Reisch Holdings LLC
Reisch Rosemarie E Trust
Quit Claim Deed
—
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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