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Property profile & analytics
OFF-MARKET
Estimated value
$3,150,000
Showrooms
4020 Barranca Pkwy Irvine, CA 92604-4742
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2152423
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1988
Total area
12,387 SF
Lot
2.58 ac (112,434 SF)
APN
452-012-05
UPID
US09-2152423
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
by Request
CAP Approach
CAP
$3.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.15M
Owner & transaction history
Wesco Properties INC · 9 yrs held
Wesco Properties INC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.0M
+15.3%
Industrial (general)
$5.0M
+14.3%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,420,000
6.5%
$3,155,000
7%
$2,930,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,350,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,015,000
Change: +15% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,975,000
Change: +14% · Conversion: Moderate
Blend value · Realmo final
$3.15M
Range $2.84M – $3.47M · ±10%
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
$254 / 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
$166,713
Tax year 2024
Assessed value
$15,574,607
Assessed 2024
Previous assessed
$15,574,607
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$12,887,057
Assessed improvement
$2,687,550
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Year built
1988
Heating
NONE
Total area
12,387 SF
Lot
2.58 ac (112,434 SF)
APN
452-012-05
UPID
US09-2152423
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
COMMERCIAL (GENERAL) Current
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
INDUSTRIAL (GENERAL)
Est. value
$5.0M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1988
Heating
NONE
Lot
2.58 ac
Current owner
From public records · entity-resolved
Wesco Properties INC
Entity
Mailing address
936 E GRN ST STE #108, PASADENA, CA 91106-2946
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2016
$13,688,000
Wesco Properties INC
Vr Irvine Pad LLC
Grant Deed
—
Oct 21, 2014
—
Vr Irvine Pad LLC
Madison-rtl Centerstone II Ca
Grant Deed
—
Nov 13, 2013
$6,650,000
Madison-rtl Centerstone Ca II
Glenborough Centerstone LLC
Grant Deed
—
Apr 30, 2012
—
Glenborough Centerstone LLC
—
Deed Of Trust
related
$550,000,000 · Us Bank NA 2007-fl14 (ce)
Dec 11, 2006
—
Glenborough Centerstone LLC
Glb Centerstone LP
Grant Deed
$550,000,000 · German American Capital Corp
Nov 12, 2003
—
Glb Centerstone LP
Glenborough Fund V LP
Grant Deed
related
—
Sep 12, 1997
—
Fund V Glenborough
—
Deed Of Trust
related
$60,000,000 · Wells Fargo Bank
—
—
Glb Centerstone LP
—
Deed Of Trust
related
$27,500,000 · Northwestern Mutual Life Ins
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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