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Property profile & analytics
OFF-MARKET
Estimated value
$3,780,000
Retail space
3730 Greenville St Santa Ana, CA 92704-7092
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3149314
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1969
Total area
5,775 SF
Lot
1.59 ac (69,358 SF)
APN
414-022-21
UPID
US09-3149314
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
-
Crescent Landing at South Coast Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.69M
Blend (final)
Blend
$3.78M
Owner & transaction history
Frontier Exchange Landlord Group Ll · 5 yrs held
Frontier Exchange Landlord Group Ll
since 2021
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+77.9%
Office building
$3.2M
+44.0%
Neighborhood: shopping center
$2.7M
+22.3%
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
$3,695,000
ML approach
$3,595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,940,000
Change: +78% · Conversion: Easy
OFFICE BUILDING
$3,190,000
Change: +44% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,710,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$3.78M
Range $3.40M – $4.16M · ±10% · vs last sale $3.95M (Jul 1 2021)
Last sale anchor
$3.95M
Jul 1 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
$655 / 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
$74,935
Tax year 2024
Assessed value
$5,918,051
Assessed 2024
Previous assessed
$5,918,051
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$3,480,620
Assessed improvement
$2,437,431
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1969
Heating
NONE
Stories
1
Units
2
Total area
5,775 SF
Lot
1.59 ac (69,358 SF)
APN
414-022-21
UPID
US09-3149314
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
RESTAURANT
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
RESTAURANT
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1969
Heating
NONE
Stories
1
Units
2
Lot
1.59 ac
Current owner
From public records · entity-resolved
Frontier Exchange Landlord Group Ll
Entity
Mailing address
4500 DORR ST, TOLEDO, OH 43615-4040
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
$3,951,500
Frontier Exchange Landlord Group Ll
Wc Sunflower LLC
Grant Deed
—
Jul 13, 2016
—
Wc Sunflower LLC
—
Deed
related
$178,900,000 · Healthcare Financial Solutions LLC
Jan 6, 2015
—
Wc-sunflower LLC
—
Loan Modification
related
$205,361,284 · General Elec Cap
Jan 23, 2007
—
Wc-sunflower LLC
Sunflower Gardens LLC
Quit Claim Deed
—
Oct 8, 2004
—
Sunflower Gardens LLC
Neches,yehezkel & Stella
Grant Deed
$24,000,000 · General Electric Capital Corp
Aug 26, 1991
—
Yehezkel Neches
—
Grant Deed
related
$2,650,000 · Pioneer Bank
Feb 22, 1990
$1,850,000
Neches Yehezkel
Pacific Financia
Trustees Deed
$700,000 · Pioneer Bank
Feb 22, 1990
—
Pacific Financia
Willems James E
Trustees Deed
related
—
—
—
Yehezkel H Neches
—
Deed Of Trust
related
$1,000,000 · Landmark National Bank
—
—
Yehezkel H Neches
—
Deed Of Trust
related
$1,600,000 · Landmark National 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.
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