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Property profile & analytics
OFF-MARKET
Estimated value
$4,860,000
Showrooms
29300 Portola Pkwy Ste B Lake Forest, CA 92630-8741
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-3731778
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Lot
0.9 ac (39,013 SF)
APN
612-201-04
UPID
US09-3731778
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
$4.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.86M
Owner & transaction history
N&j Portola LLC · 2 yrs held
N&j Portola LLC
since 2024
Last sale
$4.9M
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
$4,860,000
ML approach
$4,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.86M
Range $4.37M – $5.35M · ±10% · vs last sale $4.86M (May 16 2024)
Last sale anchor
$4.86M
May 16 2024
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
$30,998
Tax year 2024
Assessed value
$2,972,845
Assessed 2024
Previous assessed
$2,972,845
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,419,943
Assessed improvement
$1,552,902
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 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
Lot
0.9 ac (39,013 SF)
APN
612-201-04
UPID
US09-3731778
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
0.9 ac
Current owner
From public records · entity-resolved
N&j Portola LLC
Entity
Mailing address
29300 PORTOLA PKWY STE A, LAKE FOREST, CA 92630-8741
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2024
$4,859,500
N&j Portola LLC
Rm Portola LLC
Grant Deed
—
Jul 19, 2017
—
Rm Portola LLC
—
Deed
related
$1,196,000 · Mufg Union Bank NA
Mar 9, 2004
—
Rm Portola LLC
—
Deed Of Trust
related
$1,250,000 · Commerce West Bank
Aug 23, 2002
—
Rm Portala LLC
Moy
Trustees Deed
related
$973,000 · Borrego Springs Bank
Mar 28, 2002
$1,050,000
Richard R Moy Dpm INC
Foothill-pacific Gateway
Grant Deed
$500,000 · Foothill-pacific Gateway
—
—
Rm Portala LLC
—
Deed Of Trust
related
$1,250,000 · Mission Oaks National Bank
—
—
Foothill-pacific Gateway
—
Deed Of Trust
related
$4,600,000 · Union Bank Of California
—
—
Rm Portola LLC
—
Deed Of Trust
related
$1,000,000 · Cdc Small Business Finance Co
—
—
Rm Portola LLC
—
Deed Of Trust
related
$1,473,000 · Commerce West Bank
—
—
Rm Portola LLC
—
Deed Of Trust
related
$1,750,000 · Cnl Commercial Finance INC
—
—
Rm Portola LLC
—
Deed Of Trust
related
$1,800,000 · Ironstone Bank
—
—
Rm Portola LLC
—
Deed Of Trust
related
$1,400,000 · Union 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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