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Property profile & analytics
OFF-MARKET
Estimated value
$11,415,000
Showrooms
25411 Trabuco Rd Lake Forest, CA 92630-2777
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2052886
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1979
Total area
27,874 SF
Lot
2.78 ac (121,270 SF)
APN
614-291-48
UPID
US09-2052886
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
$9.00M
CAP Approach
CAP
$7.24M
Comparable Approach
Comparable
$15.69M
Blend (final)
Blend
$11.42M
Owner & transaction history
Ka Barstow LLC · 5 yrs held
Ka Barstow LLC
since 2021
Last sale
$12.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.0M
+57.5%
Retail stores
$13.6M
+12.5%
Neighborhood: shopping center
$13.1M
+8.3%
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
$12,380,000
ML approach
$9,000,000
CAP Approach
CAP Return
Estimation
6%
$7,840,000
6.5%
$7,235,000
7%
$6,720,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,075,000
Current use
RESTAURANT
$19,020,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$13,585,000
Change: +13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$13,075,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,435,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$11,960,000
Change: -1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$11,285,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$11.42M
Range $10.27M – $12.56M · ±10% · vs last sale $12.10M (Jun 21 2021)
Last sale anchor
$12.10M
Jun 21 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
$410 / 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
$111,327
Tax year 2024
Assessed value
$10,605,541
Assessed 2024
Previous assessed
$10,605,541
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$7,919,521
Assessed improvement
$2,686,020
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1979
Heating
NONE
Total area
27,874 SF
Lot
2.78 ac (121,270 SF)
APN
614-291-48
UPID
US09-2052886
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
$12.1M
RESTAURANT
Est. value
$19.0M
RETAIL STORES
Est. value
$13.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$12.4M
OFFICE BUILDING
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Heating
NONE
Lot
2.78 ac
Current owner
From public records · entity-resolved
Ka Barstow LLC
Entity
Mailing address
5820 OBERLIN DR STE #201, SAN DIEGO, CA 92121-3743
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2025
—
Ka Barstow LLC
—
Deed
related
$11,400,000 · Bbcn Bank
Nov 29, 2023
—
Ka Barstow LLC
—
Deed
related
$11,000,000 · Bbcn Bank
Jun 24, 2021
—
Ka Bartow LLC
—
Deed
related
$7,250,000 · Bbcn Bank
Jun 21, 2021
—
Ka Barstow LLC
Exeter 20467 Wy LLC
Intrafamily Transfer
related
—
Dec 28, 2020
$12,100,000
Exeter 20467 Wy LLC
Dana Lake Forest LP
Grant Deed
—
—
—
Dana Partnership
—
Deed Of Trust
related
$2,000,000 · Sun Life Assurance Co Canada
—
—
Dana Lake Forest LP
—
Deed Of Trust
related
$1,750,000 · Genworth Life Insurance Co
—
—
Dana Partnership
—
Deed Of Trust
related
—
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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