New search
Property profile & analytics
OFF-MARKET
Estimated value
$40,095,000
Apartment buildings
5 Cobblestone Irvine, CA 92612
Entity Owned
10-yr Hold
Property ID
US09-2844793
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1975
Total area
301,656 SF
Lot
15.59 ac (679,245 SF)
APN
463-111-15
UPID
US09-2844793
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.10M
Owner & transaction history
Turtle Rock Vista LLC · 10 yrs held
Turtle Rock Vista LLC
since 2016
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 Irvine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irvine 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$133 / 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
$343,442
Tax year 2024
Assessed value
$30,441,821
Assessed 2024
Previous assessed
$30,441,821
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$10,858,030
Assessed improvement
$19,583,791
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 (100+ UNITS)
Status
Off-Market
Year built
1975
Heating
NONE
Stories
2
Units
252
Total area
301,656 SF
Lot
15.59 ac (679,245 SF)
APN
463-111-15
UPID
US09-2844793
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
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Stories
2
Units
252
Lot
15.59 ac
Current owner
From public records · entity-resolved
Turtle Rock Vista LLC
Entity
Mailing address
PO BOX 2450, NEWPORT BEACH, CA 92658-8972
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2026
—
Turtle Rock Vista LLC
—
Deed
related
$86,000,000 · Bank Of America NA
Feb 29, 2016
—
Turtle Rock Vista LLC
Irvine Co LLC
Quit Claim Deed
$63,300,000 · Cbre Cap Markets
Apr 3, 2008
—
Irvine Co LLC
Owner Name Unavailable
Grant Deed
related
—
Dec 8, 1993
—
Irvine Apt Communities
Irvine,
Quit Claim Deed
related
—
—
—
Roger D Groves
—
Deed Of Trust
related
$202,300 · Mariners Bank
—
—
Irvine Co
—
Deed Of Trust
related
$14,050,000 · John Hancock Mutual Life Ins
—
—
Irvine Co LLC
—
Deed Of Trust
related
$45,482,049 · Cbre Melody & Co
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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