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Property profile & analytics
OFF-MARKET
Estimated value
$9,135,000
Showrooms
27845 Santa Margarita Pkwy Mission Viejo, CA 92691-6701
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0608011
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Total area
8,200 SF
Lot
0.99 ac (43,154 SF)
APN
837-531-10
UPID
US09-0608011
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
$9.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.72M
Blend (final)
Blend
$9.14M
Owner & transaction history
Thomas D Weese · 3 yrs held
Thomas D Weese
since 2023
Last sale
$8.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+34.4%
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 Mission Viejo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mission 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
$9,530,000
ML approach
$9,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,595,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$9.14M
Range $8.22M – $10.05M · ±10% · vs last sale $8.64M (May 8 2023)
Last sale anchor
$8.64M
May 8 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
$1,114 / 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
$107,824
Tax year 2024
Assessed value
$10,484,270
Assessed 2024
Previous assessed
$10,484,270
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$8,811,270
Assessed improvement
$1,673,000
Applied tax rate
27.0000
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
8,200 SF
Lot
0.99 ac (43,154 SF)
APN
837-531-10
UPID
US09-0608011
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
RESTAURANT
Est. value
$5.6M
RESTAURANT
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
Heating
NONE
Lot
0.99 ac
Current owner
From public records · entity-resolved
Thomas D Weese
Individual
Mailing address
15243 LA CRUZ DR UNIT #1, PACIFIC PALISADES, CA 90272-5300
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2023
$8,638,500
Thomas D Weese
Mv Santa Margarita LLC
Grant Deed
—
May 8, 2023
—
Pb98 LLC
Mv Santa Margarita LLC
Grant Deed
—
Mar 19, 2021
$4,250,000
Mv Santa Margarita LLC
C3 Properties LLC
Grant Deed
$3,400,000 · C3 Properties LLC
Jun 15, 2018
—
C3 Props LLC
—
Grant Deed
related
$5,750,000 · Farmers & Merchants Bk/lng Bch
Dec 15, 2014
—
C3 Props LLC
Trabuco Hills Pads LLC
Grant Deed
—
Mar 12, 2009
$5,104,000
Trabuco Hills Pads LLC
Pacific Castle Props I LLC
Grant Deed
—
Dec 8, 2006
—
Pacific Castle Properties I LLC
Pacific Castle Properties INC
Grant Deed
$9,300,000 · Merrill Lynch Mortgage Lending INC
Apr 10, 2002
—
Pacific Castle Properties INC
—
Deed Of Trust
related
$13,000,000 · China Trust Bank USA
Dec 14, 1992
$19,600,000
Trabuco Hills Center Ltd
Mission Viejo Co
Grant Deed
$17,900,000 · Trust Co West
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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