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Property profile & analytics
OFF-MARKET
Estimated value
$2,060,000
Apartment buildings
6442 Stanton Ave Buena Park, CA 90621-2934
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-3148896
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
6,345 SF
Lot
0.15 ac (6,500 SF)
APN
070-023-13
UPID
US09-3148896
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
-
Happy Hippo Floor Care Carpet Cleaning Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.12M
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.06M
Owner & transaction history
Spindler Assetholdings LLC · 5 yrs held
Spindler Assetholdings LLC
since 2021
Last sale
$2.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.1M
+20.4%
Neighborhood: shopping center
$3.0M
+15.9%
Auto repair, garage
$2.8M
+10.2%
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
$2,210,000
ML approach
$2,115,000
CAP Approach
CAP Return
Estimation
6%
$2,020,000
6.5%
$1,865,000
7%
$1,730,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,570,000
Current use
RETAIL STORES
$3,090,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,975,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,830,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$2,720,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,495,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$2.06M
Range $1.85M – $2.27M · ±10% · vs last sale $2.05M (Jun 21 2021)
Last sale anchor
$2.05M
Jun 21 2021
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
$325 / 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
$17,842
Tax year 2024
Assessed value
$1,478,061
Assessed 2024
Previous assessed
$1,478,061
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$808,751
Assessed improvement
$669,310
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Heating
NONE
Stories
2
Units
7
Total area
6,345 SF
Lot
0.15 ac (6,500 SF)
APN
070-023-13
UPID
US09-3148896
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
$2.6M
RETAIL STORES
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1977
Heating
NONE
Stories
2
Units
7
Lot
0.15 ac
Current owner
From public records · entity-resolved
Spindler Assetholdings LLC
Entity
Mailing address
5292 VIA ANDALUSIA, YORBA LINDA, CA 92886-5005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2021
—
Fred Spindler Fritz
—
Deed
related
$1,100,000 · Jpmorgan Chase Bank NA
Jun 21, 2021
—
Spindler Assetholdings LLC
Otto Spindler Fritz
Intrafamily Transfer
related
—
Feb 28, 2018
$2,050,000
Spindler Family Trust
Grand Terrace Apts LLC
Trustees Deed
$1,127,500 · Jp Morgan Chase Bk
Jan 26, 2017
$1,600,000
Grand Terrace Apts LLC
Scott David Mcdaniels
Grant Deed
$968,790 · Broadway Federal Bank Fsb
Nov 6, 2013
—
Mcdaniels,louida M Tr
Mcdaniels,eugene L
Affidavit Of Death
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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