New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Residential income homes
628 Fashion Park St Orange, CA 92866-3069
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2434611
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1966
Total area
5,143 SF
Lot
0.19 ac (8,377 SF)
APN
390-632-03
UPID
US09-2434611
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
by Request
CAP Approach
CAP
$1.53M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.48M
Owner & transaction history
7 Star Investment Group LLC · 3 yrs held
7 Star Investment Group LLC
since 2023
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.4M
+54.7%
Commercial (general)
$2.4M
+50.8%
Auto repair, garage
$2.3M
+47.1%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,650,000
6.5%
$1,525,000
7%
$1,415,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,560,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,415,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,350,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,295,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$1,800,000
Change: +16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,360,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±10%
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
$287 / 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
$28,037
Tax year 2024
Assessed value
$2,550,000
Assessed 2024
Previous assessed
$2,550,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$2,111,402
Assessed improvement
$438,598
Applied tax rate
8.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1966
Heating
NONE
Units
4
Total area
5,143 SF
Lot
0.19 ac (8,377 SF)
APN
390-632-03
UPID
US09-2434611
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
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (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
1966
Heating
NONE
Units
4
Lot
0.19 ac
Current owner
From public records · entity-resolved
7 Star Investment Group LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6352 LOTUS ST, EASTVALE, CA 92880-3467
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2023
—
7 Star Investment Group LLC
Paresh Patel
Grant Deed
—
May 5, 2023
$2,500,000
Paresh Patel
Nv Family Properties LLC
Grant Deed
$1,750,000 · Crosscountry Mortgage LLC
May 5, 2023
—
Parshottambhai Lakhani
Shilpaben Lakhani
Intrafamily Transfer
related
—
Sep 19, 2022
$1,625,000
Nv Family Properties LLC
Rodney Matthew Axton
Grant Deed
$1,462,500 · Rflf 4 LLC
May 24, 2022
—
Rodney Matthew Axton
Rodney Matthew Axton
Intrafamily Transfer
related
—
Nov 16, 2017
—
Axton,rose M Living Trust
Axton,rose M
Quit Claim 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 628 Fashion Park St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
