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Property profile & analytics
OFF-MARKET
Estimated value
$11,575,000
Flex space
2602 Mcgaw Ave Irvine, CA 92614-5840
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2520397
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1977
Total area
24,500 SF
Lot
1.85 ac (80,738 SF)
APN
435-053-18
UPID
US09-2520397
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
$13.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.73M
Blend (final)
Blend
$11.58M
Owner & transaction history
Ta Partners Apartment Fund IV LLC · 3 yrs held
Ta Partners Apartment Fund IV LLC
since 2023
Last sale
$10.7M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.7M
+58.7%
Retail stores
$11.9M
+13.4%
Neighborhood: shopping center
$11.5M
+9.1%
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 Irvine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irvine 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
by Request
ML approach
$13,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$10,530,000
Current use
RESTAURANT
$16,715,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$11,940,000
Change: +13% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$11,495,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,930,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$10,510,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,920,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$11.58M
Range $10.42M – $12.73M · ±10% · vs last sale $10.70M (Mar 13 2023)
Last sale anchor
$10.70M
Mar 13 2023
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
$472 / 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
$105,288
Tax year 2024
Assessed value
$10,039,670
Assessed 2024
Previous assessed
$10,039,670
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$8,979,929
Assessed improvement
$1,059,741
Applied tax rate
26.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1977
Heating
NONE
Stories
1
Total area
24,500 SF
Lot
1.85 ac (80,738 SF)
APN
435-053-18
UPID
US09-2520397
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
INDUSTRIAL (GENERAL) Current
Est. value
$10.5M
RESTAURANT
Est. value
$16.7M
RETAIL STORES
Est. value
$11.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.5M
AUTO REPAIR, GARAGE
Est. value
$10.9M
OFFICE BUILDING
Est. value
$10.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.9M
INDUSTRIAL (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
1977
Heating
NONE
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Ta Partners Apartment Fund IV LLC
Entity
Mailing address
16800 ASTON STE #275, IRVINE, CA 92606-4839
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Mar 13, 2023
$10,700,000
Ta Partners Apartment Fund IV LLC
Natura City LLC
Grant Deed
$8,200,000 · Natura City LLC
Dec 19, 2017
$9,000,000
Natura City LLC
Mcgaw Properties LLC
Grant Deed
—
Jul 13, 1995
$970,000
Mcgaw Properties LLC
Premier Packing INC
Grant Deed
$970,000 · Grimmway Enterprises INC
Mar 31, 1993
$1,000
Premier Packing INC
Grimmway Dev Ltd
Grant Deed
related
—
—
—
Grimmway Dev Ltd
—
Deed Of Trust
related
$970,000 · Eagle Irrigation C
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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