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Property profile & analytics
OFF-MARKET
Showrooms
400 Westminster Mall Westminster, CA 92683-4979
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2860290
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Lot
11.44 ac (498,193 SF)
APN
195-373-16
UPID
US09-2860290
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
-
JCPenney Optical Eye Care Center Contact Lenses Supplier
-
J C Penny store Department Store
-
JCPenney Portraits Photography Service (Bike/Boat/Book/etc) Store
-
JCPenney Salon Hair Salon Nail Salon
-
JCPenney Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Bolsa Pacific Owner LLC
Bolsa Pacific Owner LLC
since 2026
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$274,167
Tax year 2024
Assessed value
$23,460,000
Assessed 2024
Previous assessed
$23,460,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$18,360,000
Assessed improvement
$5,100,000
Applied tax rate
20.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Heating
NONE
Stories
2
Lot
11.44 ac (498,193 SF)
APN
195-373-16
UPID
US09-2860290
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
Building & site characteristics
From public records
Heating
NONE
Stories
2
Lot
11.44 ac
Current owner
From public records · entity-resolved
Bolsa Pacific Owner LLC
Entity
Mailing address
180 E BROAD ST, COLUMBUS, OH 43215-3707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 26, 2026
—
Bolsa Pacific Owner LLC
Bolsa Pacific Owner LLC
Deed
related
$239,590,670 · Wpg Westminster Lender LLC
Jan 26, 2026
$45,818,000
Bolsa Pacific Owner LLC
Wp Westminster Leasehold LLC
Deed
—
Jan 26, 2026
$144,182,500
Bolsa Pacific Owner LLC
Westminster Mall LLC
Grant Deed
—
Feb 2, 2023
—
Wpg Westminster Leasehold LLC
—
Deed
related
$126,183,320 · Glas Americas LLC
Oct 5, 2022
—
Penney Tenant III LLC
Wpg Westminster Leasehold LLC
Lease
—
Mar 31, 2014
—
Westminster Mall LLC
The Retail Property Trust
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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