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Property profile & analytics
OFF-MARKET
Estimated value
$2,495,000
Community centers
272 Tustin St Orange, CA 92867-7719
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2936748
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1965
Total area
8,540 SF
Lot
0.63 ac (27,643 SF)
APN
386-101-18
UPID
US09-2936748
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
-
Winchell's Donut House Bakery Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.22M
CAP Approach
CAP
$2.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.50M
Owner & transaction history
White Board Poway Associates LLC · 3 yrs held
White Board Poway Associates LLC
since 2023
Last sale
$3.1M
4 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
$1,875,000
ML approach
$2,215,000
CAP Approach
CAP Return
Estimation
6%
$2,435,000
6.5%
$2,245,000
7%
$2,085,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,005,000
Current use
AUTO REPAIR, GARAGE
$3,810,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.74M · ±10% · vs last sale $3.08M (Jan 11 2023)
Last sale anchor
$3.08M
Jan 11 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
$292 / 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
$37,602
Tax year 2024
Assessed value
$3,136,500
Assessed 2024
Previous assessed
$3,136,500
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,669,331
Assessed improvement
$467,169
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Units
8
Total area
8,540 SF
Lot
0.63 ac (27,643 SF)
APN
386-101-18
UPID
US09-2936748
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
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
1965
Heating
NONE
Stories
1
Units
8
Lot
0.63 ac
Current owner
From public records · entity-resolved
White Board Poway Associates LLC
Entity
Free & Clear · 3 yrs held
Mailing address
10992 CLOVERHURST WAY, SAN DIEGO, CA 92130-4819
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$3,075,000
White Board Poway Associates LLC
Chris Etow
Grant Deed
—
Jan 11, 2023
—
Chris Etow
Glenn Etow
Intrafamily Transfer
related
—
Feb 19, 2021
—
Chris Etow
Chris Etow
Intrafamily Transfer
related
—
May 2, 2005
—
Loukides Family Trust
Loukides,lucas & Helyne
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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