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Property profile & analytics
OFF-MARKET
Estimated value
$11,855,000
Flex space
6 Thomas Irvine, CA 92618-2500
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0199590
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1980
Total area
29,042 SF
Lot
1.49 ac (65,037 SF)
APN
590-041-03
UPID
US09-0199590
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
-
MP Biomedicals LLC Headquarter Corporate Office
-
Enovate Corporation Industrial Manufacturer
-
Planet Innovation Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.41M
Blend (final)
Blend
$11.86M
Owner & transaction history
Mp Biomedicals LLC · 3 yrs held
Mp Biomedicals LLC
since 2022
Last sale
$11.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$14.2M
+34.1%
Neighborhood: shopping center
$13.6M
+29.1%
Auto repair, garage
$13.0M
+22.8%
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
Method
Estimation
Statistic approach
$13,410,000
ML approach
$10,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$10,550,000
Current use
RETAIL STORES
$14,150,000
Change: +34% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$13,625,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,955,000
Change: +23% · Conversion: Easy
OFFICE BUILDING
$12,460,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,760,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,200,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$11.86M
Range $10.67M – $13.04M · ±10% · vs last sale $11.00M (Sep 9 2022)
Last sale anchor
$11.00M
Sep 9 2022
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
$408 / 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
$127,591
Tax year 2024
Assessed value
$12,370,000
Assessed 2024
Previous assessed
$12,370,000
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$7,650,000
Assessed improvement
$4,720,000
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 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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1980
Heating
NONE
Stories
2
Total area
29,042 SF
Lot
1.49 ac (65,037 SF)
APN
590-041-03
UPID
US09-0199590
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
INDUSTRIAL (GENERAL) Current
Est. value
$10.6M
RETAIL STORES
Est. value
$14.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.6M
AUTO REPAIR, GARAGE
Est. value
$13.0M
OFFICE BUILDING
Est. value
$12.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.8M
COMMERCIAL (GENERAL)
Est. value
$10.2M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
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
1980
Heating
NONE
Stories
2
Lot
1.49 ac
Current owner
From public records · entity-resolved
Mp Biomedicals LLC
Entity
Mailing address
6 THOMAS, IRVINE, CA 92618-2500
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Sep 9, 2022
$11,000,000
Mp Biomedicals LLC
Are Md No 1 LLC
Grant Deed
$6,600,000 · Industrial & Commercial Bank Of Chi
Jul 13, 2006
—
Are-md 1 LLC
Euclid Plaza Co LLC
Grant Deed
—
Nov 4, 1991
$3,000,000
Huck Intl INC
Huck Mfg Co
Grant Deed
related
—
—
—
Prolong Super Lubricants INC
—
Deed Of Trust
related
$729,000 · Bank Of America Community Dev
—
—
Prolong Super Lubricants INC
—
Deed Of Trust
related
$1,692,000 · Bank Of America Community Dev
—
—
Prolong Super Lubricants INC
—
Deed Of Trust
related
$750,000 · Cdc Small Business Finance Co
—
—
Properties
—
Deed Of Trust
related
$2,575,000 · Financial Inst Partners Mtg
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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