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Property profile & analytics
OFF-MARKET
Estimated value
$3,640,000
Warehouses
5501 Engineer Dr Huntington Beach, CA 92649-1121
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0659592
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1979
Total area
9,501 SF
Lot
0.48 ac (21,099 SF)
APN
145-542-23
UPID
US09-0659592
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
Current use
Occupant on record · Public records
-
Coastline Restomod's Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.38M
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$3.48M
Blend (final)
Blend
$3.64M
Owner & transaction history
Milocece LLC · 1 yrs held
Milocece LLC
since 2024
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.3M
+110.7%
Retail stores
$4.6M
+84.2%
Neighborhood: shopping center
$4.5M
+77.3%
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 Huntington Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington Beach 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
$3,485,000
ML approach
$3,375,000
CAP Approach
CAP Return
Estimation
6%
$2,485,000
6.5%
$2,295,000
7%
$2,130,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,515,000
Current use
COMMERCIAL (GENERAL)
$5,295,000
Change: +111% · Conversion: Difficult
RETAIL STORES
$4,630,000
Change: +84% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,455,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,240,000
Change: +69% · Conversion: Easy
OFFICE BUILDING
$4,075,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,035,000
Change: +61% · Conversion: Difficult
Blend value · Realmo final
$3.64M
Range $3.28M – $4.00M · ±10% · vs last sale $4.60M (Aug 27 2024)
Last sale anchor
$4.60M
Aug 27 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
$383 / 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
$38,941
Tax year 2024
Assessed value
$3,401,171
Assessed 2024
Previous assessed
$3,401,171
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$3,066,891
Assessed improvement
$334,280
Applied tax rate
4.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Heating
NONE
Stories
1
Units
2
Total area
9,501 SF
Lot
0.48 ac (21,099 SF)
APN
145-542-23
UPID
US09-0659592
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
WAREHOUSE, STORAGE Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RETAIL STORES
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$4.2M
OFFICE BUILDING
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.0M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1979
Heating
NONE
Stories
1
Units
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
Milocece LLC
Entity
Mailing address
6 BENDIX, IRVINE, CA 92618-2006
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2025
—
Milocece LLC
—
Deed
related
$3,200,000 · Us Bank NA
Nov 27, 2024
$4,600,000
Milocece LLC
Thomas Giancursio II
Grant Deed
—
Jun 25, 2021
$3,205,000
Thomas Giancursio
Jsc Capital LLC
Grant Deed
—
Dec 2, 2019
—
Jsc Capital LLC
—
Deed
related
$2,416,171 · Chalabian F Tr-marital Tr (pt)
Oct 31, 2019
$2,407,500
Jsc Capital LLC
Bcm LLC
Grant Deed
—
Jul 19, 1994
—
Millard Boldman
Boldman,
Quit Claim Deed
related
—
—
—
Jsc Capital LLC
—
Deed Of Trust
related
$2,416,171 · Chalabian F Tr-marital Tr (pt)
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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