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Property profile & analytics
OFF-MARKET
Estimated value
$9,170,000
Retail space
6444 Westminster Blvd Westminster, CA 92683-3601
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-3278034
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Total area
27,050 SF
Lot
1.98 ac (86,324 SF)
APN
195-271-35
UPID
US09-3278034
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
-
Q life Reflexology Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.46M
Comparable Approach
Comparable
$7.27M
Blend (final)
Blend
$9.17M
Owner & transaction history
6444 Westminster LLC · 1 yrs held
6444 Westminster LLC
since 2025
Last sale
$10.0M
6 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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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%
$10,245,000
6.5%
$9,455,000
7%
$8,780,000
Alternative Use
Use
Estimation
RETAIL STORES
$13,180,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$12,690,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,065,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,995,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$11,735,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$11,605,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$9.17M
Range $8.25M – $10.09M · ±10% · vs last sale $9.98M (Mar 16 2025)
Last sale anchor
$9.98M
Mar 16 2025
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
$339 / 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
$58,468
Tax year 2024
Assessed value
$3,850,403
Assessed 2024
Previous assessed
$3,850,403
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$2,317,349
Assessed improvement
$1,533,054
Applied tax rate
20.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Heating
NONE
Stories
1
Units
2
Total area
27,050 SF
Lot
1.98 ac (86,324 SF)
APN
195-271-35
UPID
US09-3278034
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
RETAIL STORES Current
Est. value
$13.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.7M
AUTO REPAIR, GARAGE
Est. value
$12.1M
COMMERCIAL (GENERAL)
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.7M
OFFICE BUILDING
Est. value
$11.6M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1981
Heating
NONE
Stories
1
Units
2
Lot
1.98 ac
Current owner
From public records · entity-resolved
6444 Westminster LLC
Entity
Mailing address
PO BOX 5757, RIVERSIDE, CA 92517-5757
Ownership since
2025
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 16, 2025
$9,980,000
6444 Westminster LLC
Edwards Center LLC
Grant Deed
$5,000,000 · East West Bank
Dec 24, 2019
—
Edwards Center LLC
—
Deed
related
$1,700,000 · Manufacturers Bank
Apr 29, 2002
$2,600,000
Edwards Center LLC
R E C Investment Co INC
Grant Deed
$1,200,000 · First Regional Bank
Dec 21, 1990
$2,815,000
R E C Inv Co INC
Daljit Sarkaria
—
$2,060,000 · Tokai Bank California
—
—
R E C Investment Co INC
—
Deed Of Trust
related
$1,105,000 · United Commercial Bank
—
—
Edwards Center LLC
—
Deed Of Trust
related
$1,200,000 · Manufacturers Bank
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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