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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Retail space
419 Grand Ave Santa Ana, CA 92701-4343
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1132091
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Total area
2,000 SF
Lot
0.15 ac (6,365 SF)
APN
398-391-20
UPID
US09-1132091
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
-
Lavanderia (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$348k
Blend (final)
Blend
$580k
Owner & transaction history
Ki Seok Moon · 1 yrs held
Ki Seok Moon
since 2025
Last sale
$600,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$940,000
+22.3%
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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%
$555,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$765,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$940,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$630,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $600k (Oct 15 2024)
Last sale anchor
$600k
Oct 15 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
$290 / 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
$8,538
Tax year 2024
Assessed value
$614,952
Assessed 2024
Previous assessed
$614,952
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$505,636
Assessed improvement
$109,316
Applied tax rate
11.0000
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
1959
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
0.15 ac (6,365 SF)
APN
398-391-20
UPID
US09-1132091
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
$765,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$940,000
COMMERCIAL (GENERAL)
Est. value
$630,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (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
1959
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Ki Seok Moon
Individual
Mailing address
2 VALENTE, IRVINE, CA 92602-1633
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2025
$600,000
Ki Seok Moon
Kyu Choi Pyo
Grant Deed
$500,000 · 2012 Choi Family Trust
Feb 6, 2012
—
Choi Family 2012 Trust
Choi,pyo K
Quit Claim Deed
related
—
Jun 10, 2005
$450,000
Pyo K Choi
Williams J S Trust
Grant Deed
—
Jun 10, 2005
—
Williams Jeffrey S Trust
Williams,jeffrey S
Quit Claim Deed
related
—
Jan 18, 1996
—
Williams
Williams,
Quit Claim Deed
related
—
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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