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Property profile & analytics
OFF-MARKET
Estimated value
$2,715,000
Retail space
401 Brea Blvd Brea, CA 92821-5302
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1178178
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Total area
6,576 SF
Lot
0.53 ac (22,938 SF)
APN
296-291-42
UPID
US09-1178178
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
-
Faith Missionary Baptist Church California Church
-
Brea Lions Scout Center Community Center
-
Brea Speakers League Nightclub Music Venue
-
OC Coding Academy Special Education Facility
-
City Hall Park Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.72M
Owner & transaction history
James Eunsu Choi And Susan Yun Choi · 1 yrs held
James Eunsu Choi And Susan Yun Choi
since 2025
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+40.0%
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 Brea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brea 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,490,000
6.5%
$2,300,000
7%
$2,135,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,205,000
Current use
RESTAURANT
$4,485,000
Change: +40% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,095,000
Change: -3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,085,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,935,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$2,820,000
Change: -12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,665,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.44M – $2.99M · ±10% · vs last sale $3.48M (May 1 2025)
Last sale anchor
$3.48M
May 1 2025
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
$413 / 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
$40,846
Tax year 2024
Assessed value
$3,390,302
Assessed 2024
Previous assessed
$3,390,302
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,149,607
Assessed improvement
$1,240,695
Applied tax rate
2.0000
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
1980
Heating
NONE
Stories
1
Total area
6,576 SF
Lot
0.53 ac (22,938 SF)
APN
296-291-42
UPID
US09-1178178
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
RETAIL STORES Current
Est. value
$3.2M
RESTAURANT
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1980
Heating
NONE
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
James Eunsu Choi And Susan Yun Choi
Individual
Mailing address
1740 GREVELIA ST UNIT A UNIT A, PASADENA, CA 91105
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
$3,475,000
James Eunsu Choi And Susan Yun Choi
Mis Casas LLC Series 32
Grant Deed
—
Jul 31, 2025
—
Mis Casas LLC Series 32
Timothy Hopkins
Deed
related
—
Jan 17, 2025
—
Autozone West LLC
Caramello LLC
Deed
related
—
Dec 9, 2024
—
Dong Ky Hua
Phan T Tran
Deed
$978,264 · Timothy Hopkins
Jan 31, 2008
$3,115,000
Caramello LLC
Beard Kenneth A Trust
Grant Deed
—
Dec 6, 2006
—
Gregory S Brown
Bbh Brea LLC
Grant Deed
—
Jun 9, 2003
—
Bbh Brea LLC
Brown,gregory S & Monique B
Grant Deed
related
—
Nov 9, 1999
—
Brea Retail Plaza LLC
Mres America Fund
Grant Deed
$825,000 · First Security Bank California
—
—
Hanley Trust
—
Deed Of Trust
related
$1,025,000 · Vineyard 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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