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Property profile & analytics
OFF-MARKET
Estimated value
$2,445,000
Retail space
31876 Del Obispo St San Juan Capistrano, CA 92675-3240
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3066425
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Total area
9,000 SF
Lot
0.8 ac (34,666 SF)
APN
668-241-21
UPID
US09-3066425
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
-
San Juan Cleaner (Bike/Boat/Book/etc) Store
-
SchoolsFirst Federal Credit Union - San Juan Capistrano Credit Union
-
The Bagel Shack Restaurant
-
Panage (Bike/Boat/Book/etc) Store Florist
-
Aspire Dental & Implants - San Juan Capistrano Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.45M
Owner & transaction history
Theodore H Stroscher · 2 yrs held
Theodore H Stroscher
since 2024
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%
$3,410,000
6.5%
$3,145,000
7%
$2,920,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,015,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$3,860,000
Change: -12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,645,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.45M
Range $2.20M – $2.69M · ±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
$272 / 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
$46,362
Tax year 2024
Assessed value
$4,504,543
Assessed 2024
Previous assessed
$4,504,543
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$2,885,800
Assessed improvement
$1,618,743
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Total area
9,000 SF
Lot
0.8 ac (34,666 SF)
APN
668-241-21
UPID
US09-3066425
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
AUTO REPAIR, GARAGE
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1980
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Theodore H Stroscher
Individual
Free & Clear · 2 yrs held
Mailing address
32101 COOK LN, SAN JUAN CAPISTRANO, CA 92675-3934
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2024
—
Theodore H Stroscher
Stroscher Ranch
Intrafamily Transfer
related
—
Apr 8, 2020
—
Stroscher Investments LLC
Cmc Partners INC
Quit Claim Deed
related
—
Dec 6, 2019
—
Triangle Trust
—
Deed
related
$3,000,000 · Farmers & Merchants Bk/lng Bch
Jan 3, 2019
—
Stroscher Investments LLC
Stroscher,theodore H
Quit Claim Deed
related
—
Jun 13, 2007
—
Cmc Partners INC
Stroscher Ranch
Grant Deed
related
—
May 9, 2007
—
Stroscher Theodore H Trust
Owner Name Unavailable
Grant Deed
—
Dec 22, 2006
—
Stroschein,guilbert T Trust
Stroscher Ranch
Quit Claim Deed
—
—
—
Triangle Trust
—
Deed Of Trust
related
$3,000,000 · Farmers & Merchants Bk/lng Bch
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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