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Property profile & analytics
OFF-MARKET
Estimated value
$4,785,000
Commercial real estate
31661 Camino Capistrano San Juan Capistrano, CA 92675-2667
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-3616278
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1979
Total area
12,949 SF
Lot
1.03 ac (44,715 SF)
APN
124-181-01
UPID
US09-3616278
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
-
SoLa' Face & Body Studio Medical Clinic Skin Care Clinic
-
San Juan Kitchen & Home Hardware & Home Improvement Kitchen & Bath Showroom
-
Taralai Thai Alternative Medicine Practice Spa & Massage Center
-
Ciao Pasta Trattoria Restaurant
-
Cheap Car Insurance San Juan Capistrano Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.78M
CAP Approach
CAP
$3.36M
Comparable Approach
Comparable
$6.41M
Blend (final)
Blend
$4.79M
Owner & transaction history
Shadow Investments LLC
Shadow Investments LLC
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
$4,585,000
ML approach
$4,780,000
CAP Approach
CAP Return
Estimation
6%
$3,640,000
6.5%
$3,360,000
7%
$3,120,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,575,000
Current use
RETAIL STORES
$6,310,000
Change: -4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,075,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,775,000
Change: -12% · Conversion: Difficult
OFFICE BUILDING
$5,555,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$4.79M
Range $4.31M – $5.26M · ±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
$370 / 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
$51,405
Tax year 2024
Assessed value
$4,993,920
Assessed 2024
Previous assessed
$4,993,920
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$4,067,964
Assessed improvement
$925,956
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1979
Heating
NONE
Stories
2
Total area
12,949 SF
Lot
1.03 ac (44,715 SF)
APN
124-181-01
UPID
US09-3616278
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
$6.6M
RETAIL STORES
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.8M
OFFICE BUILDING
Est. value
$5.6M
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1979
Heating
NONE
Stories
2
Lot
1.03 ac
Current owner
From public records · entity-resolved
Shadow Investments LLC
Entity
Mailing address
3535 INLAND EMPIRE BLVD, ONTARIO, CA 91764-4908
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
—
Shadow Investments LLC
Manna Station INC
Grant Deed
—
Jan 21, 2022
$4,800,000
Shadow Investments LLC
Mission Hacienda
Grant Deed
$2,530,000 · Citizens Business Bank
Feb 27, 2019
—
Owner Name Unavailable
Maurice L Schmidt
Affidavit Of Death
related
$200,000 · Whitrnore Scott C Trust (pt)
Aug 19, 2003
—
Mission Hacienda
Mission Hacienda
Quit Claim Deed
related
$500,000 · Commercial Capital Bank Fsb
May 19, 1998
—
Cy
Schmi,
Grant Deed
related
—
—
—
Mission Hacienda
—
Deed Of Trust
related
$200,000 · Whitrnore Scott C Trust (pt)
—
—
Mission Hacienda
—
Deed Of Trust
related
$615,000 · American Savings 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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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