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Property profile & analytics
OFF-MARKET
Estimated value
$7,020,000
Apartment buildings
3612 Grn Ave, Los Alamitos, CA 90720-3240
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-2235111
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Total area
16,805 SF
Lot
0.41 ac (17,821 SF)
APN
222-092-02
UPID
US09-2235111
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
-
Victoria D. Matthews, Mobile Notary Public Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.03M
CAP Approach
CAP
$4.94M
Comparable Approach
Comparable
$7.13M
Blend (final)
Blend
$7.02M
Owner & transaction history
Estrellita Arms LLC · 5 yrs held
Estrellita Arms LLC
since 2021
Last sale
$6.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.5M
+124.7%
Retail stores
$8.2M
+60.5%
Commercial (general)
$8.1M
+57.8%
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 Los Alamitos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Alamitos 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
$7,335,000
ML approach
$7,025,000
CAP Approach
CAP Return
Estimation
6%
$5,345,000
6.5%
$4,935,000
7%
$4,580,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,105,000
Current use
RESTAURANT
$11,465,000
Change: +125% · Conversion: Difficult
RETAIL STORES
$8,190,000
Change: +60% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,055,000
Change: +58% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,885,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,495,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$7,210,000
Change: +41% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$5,420,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$7.02M
Range $6.32M – $7.72M · ±10% · vs last sale $6.80M (Apr 19 2021)
Last sale anchor
$6.80M
Apr 19 2021
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
$418 / 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
$90,029
Tax year 2024
Assessed value
$7,216,214
Assessed 2024
Previous assessed
$7,216,214
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$6,192,149
Assessed improvement
$1,024,065
Applied tax rate
22.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Heating
NONE
Units
20
Total area
16,805 SF
Lot
0.41 ac (17,821 SF)
APN
222-092-02
UPID
US09-2235111
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.1M
RESTAURANT
Est. value
$11.5M
RETAIL STORES
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$8.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
AUTO REPAIR, GARAGE
Est. value
$7.5M
OFFICE BUILDING
Est. value
$7.2M
INDUSTRIAL (GENERAL)
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1972
Heating
NONE
Units
20
Lot
0.41 ac
Current owner
From public records · entity-resolved
Estrellita Arms LLC
Entity
Mailing address
543 EL MEDIO AVE, PACIFIC PALISADES, CA 90272-4223
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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 19, 2021
—
Estrellita Arms LLC
Estrellita Arms LLC
Intrafamily Transfer
related
—
Mar 31, 2021
$6,800,000
Estrellita Arms LLC
Ann Hatton Von Gremp
Grant Deed
$3,100,000 · First Foundation Bank
Aug 21, 1998
$1,550,000
Von Gremp Trust
Rk Reo Income Fund V LLC
Grant Deed
$1,162,500 · Financial Institutional Ptnrs
Sep 12, 1997
$60,000
Strazicich Trust
Rk Reo Income Fund
Trustees Deed
—
Sep 12, 1997
$102,000
Schwertfeger,fred C & Laeva A
Rk Reo Income Fund
Trustees Deed
—
Apr 30, 1997
$60,000
Saeid Moinpour
R K Reo Income Fund V LLC
Grant Deed
related
—
Apr 24, 1995
—
Gloriam,ad
Jobe,
Quit Claim Deed
related
—
Apr 24, 1995
$497,500
Jobe Trust
Vaughn Trust
Trustees 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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