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Property profile & analytics
OFF-MARKET
Estimated value
$5,900,000
Flex space
4 Faraday Irvine, CA 92618-2714
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-2069100
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1981
Total area
9,923 SF
Lot
0.88 ac (38,401 SF)
APN
590-034-14
UPID
US10-2069100
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
-
True Air Mechanical General Contractor
-
True Home Heating and Air Conditioning Hardware & Home Improvement HVAC Service
-
ProTec Building Services Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.59M
Blend (final)
Blend
$5.90M
Owner & transaction history
Pas Partners LLC · 2 yrs held
Pas Partners LLC
since 2024
Last sale
$5.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.8M
+87.8%
Retail stores
$4.8M
+34.1%
Neighborhood: shopping center
$4.7M
+29.1%
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 Irvine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irvine 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
$5,900,000
ML approach
$5,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,605,000
Current use
RESTAURANT
$6,770,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$4,835,000
Change: +34% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,655,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,425,000
Change: +23% · Conversion: Easy
OFFICE BUILDING
$4,255,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,020,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$5.90M
Range $5.31M – $6.49M · ±10% · vs last sale $5.90M (Apr 9 2024)
Last sale anchor
$5.90M
Apr 9 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
$595 / 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
$23,251
Tax year 2024
Assessed value
$2,213,267
Assessed 2024
Previous assessed
$2,213,267
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,706,687
Assessed improvement
$506,580
Applied tax rate
26.0000
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
1981
Heating
NONE
Stories
1
Total area
9,923 SF
Lot
0.88 ac (38,401 SF)
APN
590-034-14
UPID
US10-2069100
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
$3.6M
RESTAURANT
Est. value
$6.8M
RETAIL STORES
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1981
Heating
NONE
Stories
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Pas Partners LLC
Entity
Mailing address
4 FARADAY, IRVINE, CA 92618-2714
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2024
—
Pas Partners LLC
—
Deed
related
$2,433,000 · The Mortgage Capital Development Corp
Apr 9, 2024
$5,900,000
Pas Partners LLC
Glass Box LLC
Grant Deed
$2,973,000 · Western Alliance Bank
Jun 15, 2018
—
Glass Box LLC
Scott Flora
Quit Claim Deed
related
$1,500,000 · American Business Bank
Apr 20, 2012
$1,797,500
Scott R Flora
Schiffman Todd I Trust
Grant Deed
$175,000 · California United Bank
—
—
Schiffman Trust
—
Deed Of Trust
related
$850,000 · Kansas City Life Insurance Co
—
—
Schiffman,tr
—
Deed Of Trust
related
$800,000 · Kansas City Life Insurance Co
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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