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Property profile & analytics
OFF-MARKET
Estimated value
$5,330,000
Commercial land
3020 Harvard St Santa Ana, CA 92704-3903
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1386796
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1965
Total area
9,673 SF
Lot
1.24 ac (54,200 SF)
APN
408-145-03
UPID
US09-1386796
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
-
United Cerebral Palsy Charitable Organization Social Service Agency
-
ProCell Telecommunications Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.05M
Blend (final)
Blend
$5.33M
Owner & transaction history
Covicon LLC · 3 yrs held
Covicon LLC
since 2022
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.6M
+91.0%
Office building
$5.3M
+54.6%
Neighborhood: shopping center
$4.5M
+31.3%
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
$4,765,000
ML approach
$4,850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,455,000
Current use
RESTAURANT
$6,600,000
Change: +91% · Conversion: Difficult
OFFICE BUILDING
$5,340,000
Change: +55% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,540,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$3,710,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,355,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$5.33M
Range $4.80M – $5.86M · ±10% · vs last sale $5.49M (Oct 13 2022)
Last sale anchor
$5.49M
Oct 13 2022
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
$551 / 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
$63,362
Tax year 2024
Assessed value
$5,598,331
Assessed 2024
Previous assessed
$5,598,331
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$5,598,331
Applied tax rate
11.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1965
Heating
NONE
Total area
9,673 SF
Lot
1.24 ac (54,200 SF)
APN
408-145-03
UPID
US09-1386796
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
COMMERCIAL (GENERAL) Current
Est. value
$3.5M
RESTAURANT
Est. value
$6.6M
OFFICE BUILDING
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
RETAIL STORES
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
Lot
1.24 ac
Current owner
From public records · entity-resolved
Covicon LLC
Entity
Mailing address
26101 VIA PASTORAL, SAN JUAN CAPISTRANO, CA 92675-3073
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2022
$5,489,000
Covicon LLC
Cottons Investment Group LLC
Grant Deed
$3,292,800 · American Business Bank
Jan 13, 2021
—
Lowers Leasing INC
San Clemente Holdings LLC
Quit Claim Deed
related
—
Jan 3, 2020
$3,300,000
San Clemente Holdings LLC
Harvard St LLC
Grant Deed
$2,805,000 · First Citizens Bank & Trust Co
Oct 24, 2017
—
Harvard St LLC
—
Deed
related
$2,400,000 · City National Bank
Aug 19, 2016
—
Harvard St LLC
—
Deed
related
$500,000 · Wells Fargo Bank NA
May 12, 2015
$1,325,000
Harvard St LLC
Cecil R Carney
Grant Deed
$1,325,000 · Wells Fargo Bank NA
Sep 13, 2010
—
Fmp Partners INC
Process Communication Develope
Quit Claim Deed
related
—
Sep 13, 2010
$1,400,000
Cecil R Carney
Fmp Partners INC
Grant Deed
$1,400,000 · Premier Commercial Bank NA
Dec 30, 2009
$2,250,000
Fmp Partners INC
Robert D Harden
Grant Deed
$1,500,000 · Manufacturers Bank
Jul 27, 1998
$750,000
Robert D Harden
United Cebrebral Palsy Assn Or
Grant Deed
$405,000 · Bank Of Orange County
Sep 17, 1993
—
Cerebral Palsy Assn Ora United
United Cerebral
Quit Claim Deed
related
$760,000 · California Health Fa
—
—
Robert D Harden
—
Deed Of Trust
related
$309,000 · Cdc Small Business Finance Co
—
—
Carney Cecil & C Living Trust
—
Deed Of Trust
related
$300,000 · California Technology Solution
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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