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Property profile & analytics
OFF-MARKET
Estimated value
$7,475,000
Showrooms
26592 Towne Ctr Dr Lake Forest, CA 92610-2460
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1877954
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Lot
1.25 ac (54,666 SF)
APN
612-093-25
UPID
US09-1877954
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
$7.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.48M
Owner & transaction history
Mrv II Properties LLC
Mrv II Properties LLC
since 2025
7 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 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
$7,465,000
ML approach
$7,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.48M
Range $6.73M – $8.22M · ±10%
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
—
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
$89,796
Tax year 2024
Assessed value
$8,531,280
Assessed 2024
Previous assessed
$8,531,280
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$7,282,800
Assessed improvement
$1,248,480
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 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
Heating
NONE
Lot
1.25 ac (54,666 SF)
APN
612-093-25
UPID
US09-1877954
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
Building & site characteristics
From public records
Heating
NONE
Lot
1.25 ac
Current owner
From public records · entity-resolved
Mrv II Properties LLC
Entity
Mailing address
1468 HILLSIDE DR, GLENDALE, CA 91208-2417
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Dec 31, 2025
—
Mrv II Properties LLC
Kevork & Araksya Vartanian Inter Vi
Grant Deed
—
Feb 1, 2022
—
Kevork Vartanian
Kevork Vartanian
Intrafamily Transfer
related
—
Nov 23, 2021
$8,200,000
Kevork Vartanian
Ecc Towne Center LLC
Grant Deed
$3,700,000 · East West Bank
May 27, 2021
—
Ecc Towne Center LLC
—
Deed
related
—
Oct 3, 2019
$30,000
Ecc Towne Center LLC
Calimont LLC
Grant Deed
$3,177,143 · Great Southern Bank
Aug 18, 2016
—
Calimont LLC
—
Deed
related
$1,995,000 · Pacific Premier Bank
—
—
Calimont LLC
—
Deed Of Trust
related
$1,700,000 · South Coast Commercial Bank
—
—
Calimont LLC
—
Deed Of Trust
related
$2,570,000 · Vineyard Bank
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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