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Property profile & analytics
OFF-MARKET
Estimated value
$7,350,000
Grocery and convenience stores
2603 Westminster Ave, Santa Ana, CA 92706-2130
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2838248
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1967
Total area
25,592 SF
Lot
1.72 ac (75,080 SF)
APN
101-132-31
UPID
US09-2838248
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
-
Coinstar Kiosk - Bitcoin ATM Kiosk Currency Exchange Service
-
TNT Fireworks Discount Store Party Supply Store
-
Northgate Gonzalez Market Grocery & Convenience Store Specialty Food Shop
-
Stater Bros. Markets Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.72M
CAP Approach
CAP
$6.15M
Comparable Approach
Comparable
$9.98M
Blend (final)
Blend
$7.35M
Owner & transaction history
Los Altos Xxxii LP · 5 yrs held
Los Altos Xxxii LP
since 2020
Last sale
$7.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$12.0M
+22.3%
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 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
$8,525,000
ML approach
$8,715,000
CAP Approach
CAP Return
Estimation
6%
$6,665,000
6.5%
$6,150,000
7%
$5,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$12,005,000
Change: +22% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$9,570,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,540,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$7.35M
Range $6.62M – $8.09M · ±10% · vs last sale $7.00M (Dec 3 2020)
Last sale anchor
$7.00M
Dec 3 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
$287 / 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
$85,931
Tax year 2024
Assessed value
$6,420,718
Assessed 2024
Previous assessed
$6,420,718
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$4,303,198
Assessed improvement
$2,117,520
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1967
Heating
NONE
Stories
1
Total area
25,592 SF
Lot
1.72 ac (75,080 SF)
APN
101-132-31
UPID
US09-2838248
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 Current
Est. value
$9.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$8.5M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1967
Heating
NONE
Stories
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Los Altos Xxxii LP
Entity
Free & Clear · 5 yrs held
Mailing address
1201 N MAGNOLIA AVE, ANAHEIM, CA 92801-2609
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
4 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
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
—
Nov 26, 1990
$187,000
Mark Stater
Century Life
Quit Claim Deed
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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