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Property profile & analytics
OFF-MARKET
Estimated value
$4,555,000
Apartment buildings
3962 Howard Ave, Los Alamitos, CA 90720-5315
Individually Owned
5-yr Hold
Absentee Owner
Property ID
US09-1386042
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Total area
10,048 SF
Lot
0.41 ac (18,068 SF)
APN
222-043-03
UPID
US09-1386042
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.67M
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$4.26M
Blend (final)
Blend
$4.56M
Owner & transaction history
Dennis Leung · 5 yrs held
Dennis Leung
since 2021
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.9M
+124.7%
Retail stores
$4.9M
+60.5%
Commercial (general)
$4.8M
+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
$4,855,000
ML approach
$4,665,000
CAP Approach
CAP Return
Estimation
6%
$3,195,000
6.5%
$2,950,000
7%
$2,740,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,050,000
Current use
RESTAURANT
$6,855,000
Change: +125% · Conversion: Difficult
RETAIL STORES
$4,895,000
Change: +60% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,815,000
Change: +58% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,715,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,480,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$4,310,000
Change: +41% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,240,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$4.56M
Range $4.10M – $5.01M · ±10% · vs last sale $4.50M (Jun 9 2021)
Last sale anchor
$4.50M
Jun 9 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
$453 / 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
$57,802
Tax year 2024
Assessed value
$4,775,436
Assessed 2024
Previous assessed
$4,775,436
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,120,290
Assessed improvement
$655,146
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
1985
Heating
NONE
Stories
2
Units
10
Total area
10,048 SF
Lot
0.41 ac (18,068 SF)
APN
222-043-03
UPID
US09-1386042
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
$3.1M
RESTAURANT
Est. value
$6.9M
RETAIL STORES
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
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
1985
Heating
NONE
Stories
2
Units
10
Lot
0.41 ac
Current owner
From public records · entity-resolved
Dennis Leung
Individual
Mailing address
2360 HUNTINGTON DR STE #200, SAN MARINO, CA 91108-2653
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
Jun 9, 2021
$4,500,000
Dennis Leung
Barbara V Burin
Grant Deed
$2,150,000 · First Foundation Bank
Jun 14, 2018
—
Burin Family Trust
Burin,alfred & Barbara V
Quit Claim Deed
related
—
May 31, 2018
—
Burin Family Trust
Burin,alfred & Barbara V
Quit Claim Deed
related
—
Mar 17, 2017
—
Alfred Burin
—
Deed
related
$1,500,000 · Southland Cu
—
—
Alfred Burin
—
Deed Of Trust
related
$680,000 · Coast Federal Bank
—
—
Alfred Burin
—
Deed Of Trust
related
—
—
—
Alfred Burin
—
Deed Of Trust
related
$795,000 · East West Bank
—
—
Alfred Burin
—
Deed Of Trust
related
$1,000,000 · Commercial Capital Bank Fsb
—
—
Alfred Burin
—
Deed Of Trust
related
$1,300,000 · J P Morgan Chase Bank
—
—
Alfred Burin
—
Deed Of Trust
related
$1,500,000 · Southland Cu
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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