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Property profile & analytics
OFF-MARKET
Commercial real estate
6304 Irvine Blvd Irvine, CA 92620-2102
Individually Owned
Free & Clear
Property ID
US09-2998562
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
44.46 ac (1,936,802 SF)
APN
551-301-01
UPID
US09-2998562
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
-
Great Foundations Montessori High School Daycare Center
-
Great Foundations Montessori - Woodbury Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Portola Springs Community Association
Portola Springs Community Association
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$715,703
Tax year 2024
Assessed value
$67,577,354
Assessed 2024
Previous assessed
$67,577,354
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$2,553,871
Assessed improvement
$65,023,483
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
44.46 ac (1,936,802 SF)
APN
551-301-01
UPID
US09-2998562
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
Building & site characteristics
From public records
Heating
NONE
Lot
44.46 ac
Current owner
From public records · entity-resolved
Portola Springs Community Association
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 2450, NEWPORT BEACH, CA 92658-8972
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
42 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2026
—
Portola Springs Community Association
Cdb Investments LP
Grant Deed
—
Dec 24, 2020
—
Portola Springs Community Assn
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Aug 27, 2020
$4,166,000
Cdb Investments LP
Irvine Cmnty Dev Co LLC
Grant Deed
—
Jun 23, 2020
$5,862,000
Shea Hms LP
Irvine Cmnty Dev Co LLC
Grant Deed
—
May 21, 2020
—
Portola Springs Community Assn
Irvine Pacific LP
Quit Claim Deed
related
—
Apr 2, 2020
—
Portola Springs Community Assn
Irvine Pacific LP
Quit Claim Deed
related
—
Mar 11, 2020
—
Reserve At Orchard Hills Cmnty
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Jan 28, 2020
—
Reserve At Orchard Hills Cmnty
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Nov 21, 2019
—
Reserve At Orchard Hills Cmnty
Irvine Cmnty Dev Co LLC
Quit Claim Deed
related
—
Apr 10, 2019
—
Barcelona Community Assn
Irvine Pacific LP
Quit Claim Deed
related
—
Feb 15, 2019
—
Reserve At Orchard Hills Cmnty
Irvine Pacific LP
Quit Claim Deed
related
—
Feb 4, 2019
—
Groves At Orchard Hills Cmnty
Irvine Cmnty Dev Co LLC
Quit Claim Deed
related
—
Jan 31, 2019
—
Reserve At Orchard Hills Cmnty
Irvine Pacific LP
Quit Claim Deed
related
—
Nov 1, 2018
—
Woodbury Town Center LLC
—
Deed
related
$130,000,000 · Miscellaneous Ins Co
Aug 2, 2018
$2,974,500
Richmond American Hms Of Maryl
Irvine Cmnty Dev Co LLC
Grant Deed
$20,000 · Community Dev Commission
Jul 2, 2018
$2,850,000
Cdb Investments LP
Irvine Cmnty Dev Co LLC
Grant Deed
—
May 23, 2018
$4,165,000
Calatlantic Group INC
Irvine Cmnty Dev Co LLC
Grant Deed
—
Jun 15, 2016
$3,743,000
Kb Home Coastal INC
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Jun 3, 2016
$6,961,000
Taylor Morrison Of California LLC
Irvine Cmnty Dev Co LLC
Grant Deed
—
Jan 20, 2016
$14,800,000
New Hm Co Sthrn California LLC
Irvine Co LLC
Grant Deed
—
Sep 25, 2015
—
Cypress Village Community Assn
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Jun 17, 2015
$7,400,000
New Hm Co Sthrn California LLC
Irvine Co LLC
Grant Deed
related
—
May 22, 2015
—
Entrata Neighborhood Assn
Irvine Pacific LP
Grant Deed
related
—
Apr 29, 2015
$8,233,500
New Hm Co Sthrn California LLC
Irvine Cmnty Dev Co LLC
Grant Deed
—
Dec 17, 2014
—
Groves Of Orch Hills Cmnty Assn
Brookfield Orch Hills 72 LLC
Grant Deed
related
—
Dec 2, 2014
—
Cypress Village Community Assn
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Nov 6, 2014
—
Cypress Village Community Assn
Irvine Pacific LP
Grant Deed
related
—
Sep 23, 2014
—
Woodbury Town Center LLC
Irvine Co LLC
Quit Claim Deed
$109,798,147 · Miscellaneous Ins Co
Sep 8, 2014
—
Ryland Hms Of Ca INC
Irvine Cmnty Dev Co LLC
Grant Deed
related
—
Apr 10, 2014
—
Cypress Village Community Assn
Irvine Pacific LP
Grant Deed
related
—
Oct 9, 2012
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
Jun 12, 2012
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
May 15, 2012
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
Feb 3, 2012
—
Portola Springs Community Assn
Irvine Community Dev Co LLC
Grant Deed
related
—
Nov 7, 2011
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
Oct 18, 2011
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
Jun 15, 2011
—
Stonegate Village Cmnty Assn
Irvine Pacific LP
Grant Deed
related
—
Jun 9, 2011
—
Woodbury Community Assn
Irvine Pacific LP
Grant Deed
related
—
May 18, 2011
—
Woodbury Community Assn
Irvine Community Dev Co LLC
Grant Deed
related
—
Aug 7, 2008
—
Springs Cmnty Assn Portola
Irvine Cmnty Dev
Grant Deed
related
—
Jun 11, 2008
—
Portola Springs Community Assn
Irvine Community Dev Co LLC
Grant Deed
related
—
—
—
Woodbury Town Center LLC
—
Deed Of Trust
related
$130,000,000 · Miscellaneous Ins Co
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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