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Property profile & analytics
OFF-MARKET
Estimated value
$4,335,000
Flex space
3400 Fordham Ave, Santa Ana, CA 92704-4422
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2265045
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1975
Total area
9,758 SF
Lot
0.48 ac (20,969 SF)
APN
408-152-16
UPID
US09-2265045
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
-
Alloy Valves & Controls Industrial Manufacturer Production Facility
-
Allstar-Productions Electronics & Wireless Store Big Box & Wholesale Store
-
Olea International Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.48M
Blend (final)
Blend
$4.34M
Owner & transaction history
Gregory Joseph Parra · 3 yrs held
Gregory Joseph Parra
since 2022
Last sale
$3.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.7M
+152.0%
Office building
$5.4M
+104.0%
Neighborhood: shopping center
$4.6M
+73.3%
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
$4,695,000
ML approach
$4,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,640,000
Current use
RESTAURANT
$6,660,000
Change: +152% · Conversion: Difficult
OFFICE BUILDING
$5,390,000
Change: +104% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,575,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$3,745,000
Change: +42% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,485,000
Change: +32% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,385,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,910,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$4.34M
Range $3.90M – $4.77M · ±10% · vs last sale $3.85M (Dec 15 2022)
Last sale anchor
$3.85M
Dec 15 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
$444 / 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
$46,067
Tax year 2024
Assessed value
$4,081,804
Assessed 2024
Previous assessed
$4,081,804
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,614,880
Assessed improvement
$466,924
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1975
Heating
NONE
Stories
1
Total area
9,758 SF
Lot
0.48 ac (20,969 SF)
APN
408-152-16
UPID
US09-2265045
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$6.7M
OFFICE BUILDING
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
RETAIL STORES
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1975
Heating
NONE
Stories
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Gregory Joseph Parra
Individual
Mailing address
21901 VACATION LN, HUNTINGTON BEACH, CA 92646-8241
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$3,850,000
Gregory Joseph Parra
West Fordham LLC
Grant Deed
$2,316,000 · Wells Fargo Bank NA
Dec 15, 2022
—
Gregory Joseph Parra
—
Deed
related
$1,187,000 · Business Finance Capital
Aug 14, 2020
—
West Fordham LLC
Deniger A P & S M F/tr
Correction Deed
related
—
Jul 10, 2020
$2,537,500
West Fordham LLC
Deniger A P & S M F/tr
Grant Deed
$190,281 · Bank Of The West
Oct 1, 2012
—
Deniger Anthony P & S M Trust
Deniger A P & S M Trust
Quit Claim Deed
related
—
—
—
Anthony P Deniger
—
Deed Of Trust
related
$300,000 · Fullerton Community Bank Fsb
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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