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Property profile & analytics
OFF-MARKET
Estimated value
$15,600,000
Apartment buildings
450 Bch Blvd La Habra, CA 90631-5171
Entity Owned
1-yr Hold
Absentee Owner
Property ID
US09-2103675
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
50,183 SF
Lot
3.72 ac (162,242 SF)
APN
018-141-02
UPID
US09-2103675
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
$15.60M
CAP Approach
CAP
$14.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.60M
Owner & transaction history
Beachmont Apartment Company LP · 1 yrs held
Beachmont Apartment Company LP
since 2024
Last sale
$15.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$23.5M
+87.5%
Retail stores
$23.0M
+83.4%
Auto repair, garage
$22.4M
+78.3%
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 La Habra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Habra 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
$15,600,000
ML approach
$15,600,000
CAP Approach
CAP Return
Estimation
6%
$15,965,000
6.5%
$14,735,000
7%
$13,685,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$12,555,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$23,540,000
Change: +87% · Conversion: Difficult
RETAIL STORES
$23,030,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,385,000
Change: +78% · Conversion: Difficult
OFFICE BUILDING
$21,530,000
Change: +71% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$16,575,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$15,970,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$15.60M
Range $14.04M – $17.16M · ±10% · vs last sale $15.60M (Oct 10 2024)
Last sale anchor
$15.60M
Oct 10 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
$311 / 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
$49,233
Tax year 2024
Assessed value
$3,484,960
Assessed 2024
Previous assessed
$3,484,960
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,494,365
Assessed improvement
$1,990,595
Applied tax rate
6.0000
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
1964
Heating
NONE
Stories
2
Units
45
Total area
50,183 SF
Lot
3.72 ac (162,242 SF)
APN
018-141-02
UPID
US09-2103675
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
$12.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.5M
RETAIL STORES
Est. value
$23.0M
AUTO REPAIR, GARAGE
Est. value
$22.4M
OFFICE BUILDING
Est. value
$21.5M
INDUSTRIAL (GENERAL)
Est. value
$16.6M
COMMERCIAL (GENERAL)
Est. value
$16.0M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1964
Heating
NONE
Stories
2
Units
45
Lot
3.72 ac
Current owner
From public records · entity-resolved
Beachmont Apartment Company LP
Entity
Mailing address
8141 N 2ND ST STE #300, DOWNEY, CA 90241-3612
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 10, 2024
$15,600,000
Beachmont Apartment Company LP
Lmc Enterprises
Grant Deed
—
Sep 30, 2024
—
Lmc Enterprises
—
Deed
related
$3,000,000 · Mary E Maggi Etal
Sep 11, 1996
$44,000
Lmc Enterprises
Maggi Trust
Trustees Deed
—
Sep 11, 1996
$20,000
Lmc Enterprises
Hagberg Trust
Trustees Deed
—
—
—
Lmc Ents
—
Deed Of Trust
related
$2,550,000 · Deutsche Bank Berkshire Mtg
—
—
Lmc Ents
—
Deed Of Trust
related
$3,000,000 · Berkeley Point Cap
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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