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Property profile & analytics
OFF-MARKET
Estimated value
$4,850,000
Office Spaces
326 Old Newport Blvd, Newport Beach, CA 92663-4121
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-2660578
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Total area
5,224 SF
Lot
0.14 ac (5,900 SF)
APN
937-210-23
UPID
US09-2660578
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
-
Klen & Wilson Business Trial Lawyers Law Firm
-
Pillars Recovery Medical Clinic
-
Star Mobile Restrooms Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.85M
Owner & transaction history
Virtue S Own Reward LLC · 2 yrs held
Virtue S Own Reward LLC
since 2024
Last sale
$4.9M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.4M
+141.4%
Restaurant
$3.6M
+59.0%
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 Newport Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport Beach 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
$4,850,000
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)
$5,410,000
Change: +141% · Conversion: Easy
RESTAURANT
$3,565,000
Change: +59% · Conversion: Moderate
Blend value · Realmo final
$4.85M
Range $4.37M – $5.34M · ±10% · vs last sale $4.85M (Jun 27 2024)
Last sale anchor
$4.85M
Jun 27 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
$928 / 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
$6,104
Tax year 2024
Assessed value
$543,313
Assessed 2024
Previous assessed
$543,313
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$100,673
Assessed improvement
$442,640
Applied tax rate
7.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1982
Heating
NONE
Total area
5,224 SF
Lot
0.14 ac (5,900 SF)
APN
937-210-23
UPID
US09-2660578
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)
Est. value
$5.4M
RESTAURANT
Est. value
$3.6M
COMMERCIAL (GENERAL)
RESTAURANT
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
1982
Heating
NONE
Lot
0.14 ac
Current owner
From public records · entity-resolved
Virtue S Own Reward LLC
Entity
Mailing address
5582 SOUTHALL TER, IRVINE, CA 92603-3515
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2024
$4,850,000
Virtue S Own Reward LLC
326 Investments LLC
Grant Deed
$3,637,500 · First Citizens Bank & Trust Co
Jan 5, 2015
—
326 Investments LLC
Klein Gerald A Trust
Quit Claim Deed
related
—
Jul 25, 2007
—
Klein Gerald A Living Trust
—
Trustees Deed
related
$150,000 · Alliance Bank
Nov 19, 1998
$727,000
Klein Trust
Dewey Investments
Grant Deed
$542,500 · California State Bank
Sep 29, 1993
—
Dewey Inv LP
Lockhart Trust
Quit Claim Deed
related
—
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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