640 Tustin Ave Santa Ana, CA 92705-3731
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$4.40M
Range $3.96M – $4.84M (±10%)
Implied cap rate
8.90%
In-place · NOI ÷ last sale
Property ID
US10-3032044
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1978
Total area
24,800 SF
Lot
1.36 ac (59,133 SF)
APN
400-202-04
UPID
US10-3032044
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Tax Preparation
-
Employment Agency Tutoring Service
-
Event Planning Wedding Service
-
Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.40M
CAP Approach
CAP
$6.06M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.40M
Owner & transaction history
since 2024
Last sale
$4.4M
7 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.40M
Value range
$3.96M – $4.84M
±10% around blend
Estimated value / SF
$177 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$3.96M
blend $4.40M
$4.84M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
24,800 SF
Lot area
1.36 ac
Year built
1978
Stories
2
APN
400-202-04
Assessed value
$5,933,821
Annual tax
$66,991
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$6.56M
@ 6.5% CAP return
$6.06M
@ 7% CAP return
$5.63M
4
Sales comparison
Partial preview
Sales approach indication
$7.17M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.8 mi away · 23,790 SF
4.5 mi away · 25,310 SF
5.9 mi away · 19,348 SF
6.2 mi away · 18,000 SF
7.0 mi away · 22,789 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 47 sales
$322
-45%
Submarket 269 sales
$357
-50%
County 1456 sales
$479
-63%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $177/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
8.90%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.90%
9.0%
NOI (est.)
$308k *
Last sale · May 2024
$4.40M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.46M
Move the market yield to see immediate price impact.
Value / SF
$140
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.40%8.90%9.40%
$277k
$3.30M
$3.11M
$2.95M
$308k
$3.67M
$3.46M
$3.28M
$339k
$4.03M
$3.81M
$3.60M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$3.40M
2.2 mi · Jan 2026 · $155/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$66,991
Tax year 2024
Assessed value
$5,933,821
Assessed 2024
Previous assessed
$5,933,821
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,787,550
Assessed improvement
$2,146,271
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1978
Heating
NONE
Stories
2
Units
12
Total area
24,800 SF
Lot
1.36 ac (59,133 SF)
APN
400-202-04
UPID
US10-3032044
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
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Stories
2
Units
12
Lot
1.36 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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