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Property profile & analytics
OFF-MARKET
Estimated value
$2,205,000
Grocery and convenience stores
4540 Bch Blvd Buena Park, CA 90621
Entity Owned
26-yr Hold
~
Est. High Equity
Property ID
US09-0880918
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1985
Total area
6,400 SF
Lot
2.49 ac (108,343 SF)
APN
066-530-02
UPID
US09-0880918
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
$2.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Rose Beach LLC · 26 yrs held
Rose Beach LLC
since 2000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Buena Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buena Park 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%
$2,425,000
6.5%
$2,235,000
7%
$2,075,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,120,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,000,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,855,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$2,745,000
Change: -12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,590,000
Change: -17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,520,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.21M
Range $1.98M – $2.43M · ±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
$345 / 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
$81,524
Tax year 2024
Assessed value
$5,226,652
Assessed 2024
Previous assessed
$5,226,652
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$2,403,582
Assessed improvement
$2,823,070
Applied tax rate
14.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1985
Heating
NONE
Stories
1
Total area
6,400 SF
Lot
2.49 ac (108,343 SF)
APN
066-530-02
UPID
US09-0880918
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
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1985
Heating
NONE
Stories
1
Lot
2.49 ac
Current owner
From public records · entity-resolved
Rose Beach LLC
Entity
Mailing address
4540 BCH BLVD, BUENA PARK, CA 90621
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2021
—
Rose Beach LLC
—
Deed
related
$8,000,000 · Us Metro Bank
Aug 18, 2017
—
Rose Beach LLC
—
Deed
related
$8,011,000 · Bank Of Hope
Nov 4, 2005
—
Rose Beach LLC
—
Deed Of Trust
related
$3,000,000 · Saehan Bank
Jul 19, 2000
$3,157,000
Rose Beach LLC
Beach Rogecrans Assoc
Grant Deed
related
$2,300,000 · Stancorp Mortgage Investors
Dec 20, 1991
—
Steven J Fogel
Fogel,darlene
Quit Claim Deed
related
$1,770,190 · Individual
—
—
Rose Beach LLC
—
Deed Of Trust
related
$6,450,000 · Bbcn Bk
—
—
Rose Beach LLC
—
Deed Of Trust
related
$4,350,000 · Saehan Bank
—
—
Rose Beach LLC
—
Deed Of Trust
related
$5,100,000 · Us Metro Bank
—
—
Rose Beach LLC
—
Deed Of Trust
related
$5,600,000 · Hanmi Bank
—
—
Rose Beach LLC
—
Deed Of Trust
related
$8,011,000 · Bank Of Hope
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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