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Property profile & analytics
OFF-MARKET
Estimated value
$5,865,000
Apartment buildings
4312 Grn Ave Los Alamitos, CA 90720-3561
Entity Owned
4-yr Hold
Property ID
US09-2585681
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
14,432 SF
Lot
0.44 ac (18,980 SF)
APN
222-131-07
UPID
US09-2585681
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
$5.91M
CAP Approach
CAP
$4.24M
Comparable Approach
Comparable
$6.13M
Blend (final)
Blend
$5.87M
Owner & transaction history
Avalon Land Group LLC · 4 yrs held
Avalon Land Group LLC
since 2021
Last sale
$5.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.0M
+60.5%
Commercial (general)
$6.9M
+57.8%
Neighborhood: shopping center
$6.8M
+54.5%
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 Los Alamitos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Alamitos 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
$6,055,000
ML approach
$5,910,000
CAP Approach
CAP Return
Estimation
6%
$4,590,000
6.5%
$4,240,000
7%
$3,935,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,380,000
Current use
RETAIL STORES
$7,035,000
Change: +60% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,915,000
Change: +58% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,770,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,440,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$6,190,000
Change: +41% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,655,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$5.87M
Range $5.28M – $6.45M · ±10% · vs last sale $5.62M (Nov 30 2021)
Last sale anchor
$5.62M
Nov 30 2021
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
$406 / 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
$71,679
Tax year 2024
Assessed value
$5,841,846
Assessed 2024
Previous assessed
$5,841,846
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,292,879
Assessed improvement
$548,967
Applied tax rate
22.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Heating
NONE
Units
14
Total area
14,432 SF
Lot
0.44 ac (18,980 SF)
APN
222-131-07
UPID
US09-2585681
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.4M
RETAIL STORES
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$6.4M
OFFICE BUILDING
Est. value
$6.2M
INDUSTRIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1963
Heating
NONE
Units
14
Lot
0.44 ac
Current owner
From public records · entity-resolved
Avalon Land Group LLC
Entity
Mailing address
PO BOX 15026, IRVINE, CA 92623-5026
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2021
$5,615,000
Avalon Land Group LLC
Patricia Alexander
Grant Deed
$3,350,000 · First Foundation Bank
Jun 26, 2014
—
Brastoff,helen Trust
Brastoff,helen
Quit Claim Deed
related
—
—
—
Helen Brastoff
—
Deed Of Trust
related
$920,000 · Home Savings Of America
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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