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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Grocery and convenience stores
2680 Santiago Blvd, Orange, CA 92867-1859
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US09-0547254
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1983
Total area
12,270 SF
Lot
0.9 ac (39,291 SF)
APN
361-401-11
UPID
US09-0547254
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
-
Farukhi & Co Accounting Firm Tax Preparation
-
Mohammad Farukhi Physician
-
Salma A Farukhi, MD Pediatrician Physician
-
Mathnasium Tutoring Service
-
Innowi (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.33M
Owner & transaction history
Khushnuma Investments · 21 yrs held
Khushnuma Investments
since 2004
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±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
$108 / 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
$16,847
Tax year 2024
Assessed value
$1,490,847
Assessed 2024
Previous assessed
$1,490,847
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$409,975
Assessed improvement
$1,080,872
Applied tax rate
8.0000
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
1983
Heating
NONE
Stories
1
Total area
12,270 SF
Lot
0.9 ac (39,291 SF)
APN
361-401-11
UPID
US09-0547254
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
Year built
1983
Heating
NONE
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Khushnuma Investments
Entity
Mailing address
2680 N SANTIAGO BLVD #2000, ORANGE, CA 92867-1859
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 5, 2004
$2,840,000
Khushnuma Investments
Santiago Boulevard Assocs LLC
Grant Deed
$1,500,000 · Habib American Bank
May 20, 2002
$1,387,817
Washington Mutual Fsb
Santiago Plaza Associates
Trustees Deed
related
—
Mar 28, 2001
$1,450,000
Nohl Ranch Auto Spa Trust
Preszler Trust
Grant Deed
$121,500 · Preszler Trust
Sep 21, 1988
$686,500
South Shore Equi
Santiago Plaza
Trustees Deed
related
—
—
—
Leon S Draper Trustee
—
Deed Of Trust
related
$325,000 · Donald T
—
—
Santiago Boulevard Assoc LLC
—
Deed Of Trust
related
$1,060,000 · Network Bank USA
—
—
Khushnuma Investments LLC
—
Deed Of Trust
related
$2,100,000 · Habib American 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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