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Property profile & analytics
OFF-MARKET
Estimated value
$2,315,000
Apartment buildings
510 Avenida Victoria San Clemente, CA 92672-5462
Individually Owned
5-yr Hold
Absentee Owner
Property ID
US09-2379439
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Total area
3,717 SF
Lot
0.08 ac (3,679 SF)
APN
692-033-16
UPID
US09-2379439
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
$2.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.78M
Blend (final)
Blend
$2.32M
Owner & transaction history
Marietta Cruz · 5 yrs held
Marietta Cruz
since 2020
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.2M
+71.1%
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 San Clemente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Clemente 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
$2,430,000
ML approach
$2,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,895,000
Current use
COMMERCIAL (GENERAL)
$3,240,000
Change: +71% · Conversion: Moderate
RETAIL STORES
$1,810,000
Change: -4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,745,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,660,000
Change: -12% · Conversion: Difficult
OFFICE BUILDING
$1,595,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$2.32M
Range $2.08M – $2.55M · ±10% · vs last sale $2.20M (Dec 31 2020)
Last sale anchor
$2.20M
Dec 31 2020
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
$623 / 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
$23,655
Tax year 2024
Assessed value
$2,334,657
Assessed 2024
Previous assessed
$2,334,657
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$2,175,476
Assessed improvement
$159,181
Applied tax rate
10.0000
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
1969
Heating
NONE
Stories
2
Units
5
Total area
3,717 SF
Lot
0.08 ac (3,679 SF)
APN
692-033-16
UPID
US09-2379439
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
$1.9M
COMMERCIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1969
Heating
NONE
Stories
2
Units
5
Lot
0.08 ac
Current owner
From public records · entity-resolved
Marietta Cruz
Individual
Mailing address
8839 CASHIO ST, LOS ANGELES, CA 90035-3305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2021
—
Marietta Cruz
—
Deed
related
$1,581,750 · Rocket Mortgage LLC
Dec 31, 2020
$2,200,000
Marietta Cruz
Gray Family Trust
Grant Deed
$1,540,000 · Sears Hal M Trust (rt)
Dec 31, 2020
—
Owner Name Unavailable
George H Gray
Affidavit Of Death
related
—
Dec 19, 2019
—
Gray Family Trust
George H Gray
Quit Claim Deed
related
—
Dec 19, 2019
$75,000
Brinton Family Trust
George H Gray
Quit Claim Deed
related
—
Aug 24, 2015
—
Gray Family Trust
Gray,george H & Krystyne
Quit Claim Deed
related
—
May 22, 2015
—
Brinton Family Trust
Brinton Merrill J & Kalle J
Quit Claim Deed
related
—
Apr 24, 2013
—
George H Gray
Gray,krystyne
Quit Claim Deed
related
$243,978 · Bank Of America
Dec 13, 2012
—
George H Gray
Gray Family Trust
Quit Claim Deed
related
—
Nov 21, 1997
—
Susan Gray
Gray,
Quit Claim Deed
related
—
Sep 28, 1989
$410,000
Goldenthal Baila
Muller H J
Trustees Deed
—
Sep 28, 1989
$510,000
Gray George H &
Goldenthal Baila
Trustees Deed
—
Sep 28, 1989
—
Muravez Carl E
Bell James G
Grant Deed
related
—
Nov 14, 1988
$510,000
Gray George H
Goldenthal Baila
Grant Deed
$357,000 · Home Savings Of America
Apr 14, 1988
—
Ethel Sherbondy
Sherb
Quit Claim Deed
related
—
—
—
Gray Family Trust
—
Deed Of Trust
related
$90,269 · Bank Of America
—
—
Gray Family Trust
—
Deed Of Trust
related
$309,731 · Bank Of America
—
—
Gray Trust
—
Deed Of Trust
related
$297,000 · Bank 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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