Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Industrial properties
31053 Avenida De La Vis San Juan Capistrano, CA 92675-2101
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2173984
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1987
Total area
6,971 SF
Lot
21.01 ac (915,347 SF)
APN
121-070-63
UPID
US09-2173984
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
-
Talla Equestrian @ Rio Vista Stables Horse Boarding Stable
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Frk Living Trust
Frk Living Trust
since 2026
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 San Juan Capistrano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Juan Capistrano 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%
$1,360,000
6.5%
$1,255,000
7%
$1,165,000
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$129 / 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
$9,443
Tax year 2024
Assessed value
$878,215
Assessed 2024
Previous assessed
$878,215
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$718,552
Assessed improvement
$159,663
Applied tax rate
23.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1987
Heating
NONE
Total area
6,971 SF
Lot
21.01 ac (915,347 SF)
APN
121-070-63
UPID
US09-2173984
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
Year built
1987
Heating
NONE
Lot
21.01 ac
Current owner
From public records · entity-resolved
Frk Living Trust
Trust
Mailing address
17592 IRVINE BLVD, TUSTIN, CA 92780-3122
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2026
—
Frk Living Trust
Rahimi Kashani
Grant Deed
—
Jun 15, 2020
—
Fard,mehdi R K 2014 Trust
Mehdi R K Fard
Affidavit Of Death
related
—
Dec 3, 2014
—
Fard,mehdi R K 2014 Trust
Rahimi,mehdi
Quit Claim Deed
related
—
Jan 28, 1997
$550,000
Mehdi Rahimi
First Fidelity Thrift & Loan
Grant Deed
$412,500 · First Fidelity Thrift & Loan
Jan 3, 1996
$742,000
Fidelity Thrift First
Finney,harold W
Trustees Deed
related
—
Mar 2, 1995
—
Harold Finney
Finney,
Quit Claim Deed
related
—
—
—
Harold W Finney
—
Deed Of Trust
related
$965,000 · First Fidelity Thrift & Loan
—
—
Mehdi Rahimi
—
Deed Of Trust
related
$392,000 · Harbor 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 31053 Avenida De La Vis?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
