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Property profile & analytics
OFF-MARKET
Estimated value
$19,700,000
Warehouses
6259 Descanso Ave Buena Park, CA 90620-1012
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2956340
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1974
Total area
54,257 SF
Lot
2.76 ac (120,302 SF)
APN
276-021-06
UPID
US10-2956340
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
-
BLM Distribution Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.81M
Comparable Approach
Comparable
$19.89M
Blend (final)
Blend
$19.70M
Owner & transaction history
Cref3 Descanso Owner LLC · 3 yrs held
Cref3 Descanso Owner LLC
since 2022
Last sale
$20.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$26.4M
+84.2%
Neighborhood: shopping center
$25.5M
+77.3%
Auto repair, garage
$24.2M
+68.6%
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 Buena Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buena Park 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
$18,900,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,875,000
6.5%
$12,805,000
7%
$11,890,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,355,000
Current use
RETAIL STORES
$26,440,000
Change: +84% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$25,450,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$24,205,000
Change: +69% · Conversion: Easy
OFFICE BUILDING
$23,275,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$21,970,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$21,925,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$19.70M
Range $17.73M – $21.67M · ±10% · vs last sale $20.00M (Oct 13 2022)
Last sale anchor
$20.00M
Oct 13 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
$363 / 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
$178,698
Tax year 2024
Assessed value
$16,207,800
Assessed 2024
Previous assessed
$16,207,800
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$14,647,200
Assessed improvement
$1,560,600
Applied tax rate
14.0000
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
1974
Heating
NONE
Stories
1
Total area
54,257 SF
Lot
2.76 ac (120,302 SF)
APN
276-021-06
UPID
US10-2956340
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
$14.4M
RETAIL STORES
Est. value
$26.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.5M
AUTO REPAIR, GARAGE
Est. value
$24.2M
OFFICE BUILDING
Est. value
$23.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.0M
COMMERCIAL (GENERAL)
Est. value
$21.9M
WAREHOUSE, STORAGE 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
1974
Heating
NONE
Stories
1
Lot
2.76 ac
Current owner
From public records · entity-resolved
Cref3 Descanso Owner LLC
Entity
Free & Clear · 3 yrs held
Mailing address
4550 TRAVIS ST #7, DALLAS, TX 75205-4666
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2022
$20,000,000
Cref3 Descanso Owner LLC
Boarsk Leasing LLC
Grant Deed
—
Jun 17, 2015
$7,100,000
Boarsk Leasing LLC
The Nicholas Michael Group LLC
Grant Deed
$4,274,000 · Wells Fargo Bank NA
Dec 18, 2006
—
The Nicholas Michael Group LLC
Jungle Real Estate INC
Grant Deed
$5,000,000 · Wells Fargo Bank NA
—
—
Boarsk Leasing LLC
—
Deed Of Trust
related
$4,274,000 · Wells Fargo Bk
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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