New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,325,000
Apartment buildings
449 Melody Ln Placentia, CA 92870-4905
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-1855904
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Total area
5,524 SF
Lot
0.25 ac (10,860 SF)
APN
339-031-01
UPID
US09-1855904
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
$2.28M
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.33M
Owner & transaction history
Lotus Melody Group LLC · 3 yrs held
Lotus Melody Group LLC
since 2022
Last sale
$2.4M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+68.5%
Retail stores
$2.7M
+20.4%
Commercial (general)
$2.6M
+18.4%
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 Placentia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Placentia 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
$2,230,000
ML approach
$2,275,000
CAP Approach
CAP Return
Estimation
6%
$1,755,000
6.5%
$1,620,000
7%
$1,505,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,235,000
Current use
RESTAURANT
$3,770,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$2,690,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,645,000
Change: +18% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,590,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,465,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$2,370,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$2.33M
Range $2.09M – $2.56M · ±10% · vs last sale $2.40M (Sep 16 2022)
Last sale anchor
$2.40M
Sep 16 2022
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
$421 / 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
$28,042
Tax year 2024
Assessed value
$2,448,000
Assessed 2024
Previous assessed
$2,448,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,200,943
Assessed improvement
$247,057
Applied tax rate
9.0000
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
1962
Heating
NONE
Stories
2
Units
8
Total area
5,524 SF
Lot
0.25 ac (10,860 SF)
APN
339-031-01
UPID
US09-1855904
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
$2.2M
RESTAURANT
Est. value
$3.8M
RETAIL STORES
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1962
Heating
NONE
Stories
2
Units
8
Lot
0.25 ac
Current owner
From public records · entity-resolved
Lotus Melody Group LLC
Entity
Mailing address
220 NEWPORT CTR DR STE #11, NEWPORT BEACH, CA 92660-7557
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Sep 16, 2022
$2,400,000
Lotus Melody Group LLC
Fds Coastal II LP
Grant Deed
$1,455,000 · First Republic Bank
Oct 18, 2011
—
Fds Coastal II L P
James J Klutnick
Quit Claim Deed
related
—
Feb 8, 2011
—
Fds Coastal I LLC
Klutnick 1994 Trust
Quit Claim Deed
related
—
Jan 29, 2002
$378,000
James J Klutnick
Frieda R Pigbin Trustee
Grant Deed
related
—
Jan 1, 1992
—
Pighin,frieda R
Unknown
Grant Deed
related
—
—
—
James J Klutnick
—
Deed Of Trust
related
$256,180 · Freida R Pighin
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 449 Melody Ln?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
