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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail residential properties
601 Van Ness Ave Santa Ana, CA 92701-5548
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2984949
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1932
Total area
1,976 SF
Lot
0.12 ac (5,274 SF)
APN
010-164-01
UPID
US10-2984949
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
-
Lieu Tai Kien Grocery & Convenience Store Food Market
-
Van Ness Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
$430k
Comparable Approach
Comparable
$471k
Blend (final)
Blend
$530k
Owner & transaction history
Coast Gold Trust · 5 yrs held
Coast Gold Trust
since 2020
Last sale
$540,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$760,000
+21.5%
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 Santa Ana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Ana 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
$660,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
$465,000
6.5%
$430,000
7%
$400,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$625,000
Current use
RETAIL STORES
$760,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$590,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $540k (Jul 22 2020)
Last sale anchor
$540k
Jul 22 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
$268 / 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
$8,527
Tax year 2024
Assessed value
$710,868
Assessed 2024
Previous assessed
$710,868
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$559,371
Assessed improvement
$151,497
Applied tax rate
11.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1932
Heating
NONE
Stories
1
Units
2
Total area
1,976 SF
Lot
0.12 ac (5,274 SF)
APN
010-164-01
UPID
US10-2984949
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
COMMERCIAL (GENERAL) Current
Est. value
$625,000
RETAIL STORES
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$590,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1932
Heating
NONE
Stories
1
Units
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Coast Gold Trust
Trust
Free & Clear · 5 yrs held
Mailing address
10381 WESTMINSTER AVE, GARDEN GROVE, CA 92843-4812
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2020
—
Coast Gold Trust
Hoang Le
Quit Claim Deed
related
—
Jun 21, 2006
$540,000
Hoang T Le
Lieu,tai K
Grant Deed
—
May 10, 1990
$250,000
Lieu Tai K
Palm Equities
Trustees Deed
$150,000 · Cathay Bank
May 10, 1990
—
Palm Equities In
Hong Ty V
Trustees Deed
related
—
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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