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Property profile & analytics
OFF-MARKET
Estimated value
$5,990,000
Showrooms
27782 Aliso Crk Rd Aliso Viejo, CA 92656-3822
Individually Owned
35-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3174654
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Total area
28,055 SF
Lot
2.81 ac (122,258 SF)
APN
634-261-09
UPID
US09-3174654
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
by Request
CAP Approach
CAP
$7.29M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.99M
Owner & transaction history
Windrose Pacific · 35 yrs held
Windrose Pacific
since 1991
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 Aliso Viejo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aliso Viejo 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%
$7,890,000
6.5%
$7,285,000
7%
$6,765,000
Blend value · Realmo final
$5.99M
Range $5.39M – $6.59M · ±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
$214 / 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
$77,942
Tax year 2024
Assessed value
$7,729,511
Assessed 2024
Previous assessed
$7,729,511
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$5,533,177
Assessed improvement
$2,196,334
Applied tax rate
34.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Heating
NONE
Total area
28,055 SF
Lot
2.81 ac (122,258 SF)
APN
634-261-09
UPID
US09-3174654
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
2.81 ac
Current owner
From public records · entity-resolved
Windrose Pacific
Individual
Mailing address
12447 LEWIS ST STE #203, GARDEN GROVE, CA 92840-6601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1991
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
Jul 5, 1991
—
Windrose Pacific
—
Grant Deed
related
$6,950,000 · Commercial Center Bank
Apr 2, 1991
$4,000,000
Windrose Pacific
Mission Viejo Co
Grant Deed
related
$1,700,000 · Seller
—
—
Ap-aliso Viejo LLC
—
Deed Of Trust
related
$7,798,420 · Morgan Guaranty Trust Co Ny
—
—
Ap-aliso Viejo LLC
—
Deed Of Trust
related
$7,798,420 · Morgan Guaranty Trust Co Ny
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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