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Property profile & analytics
OFF-MARKET
Estimated value
$4,355,000
Commercial real estate
685 Brea Blvd Brea, CA 92821-5308
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2064793
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1960
Total area
6,535 SF
Lot
0.98 ac (42,789 SF)
APN
284-282-06
UPID
US09-2064793
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
$4.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.36M
Owner & transaction history
Brea 1 Inv LLC · 1 yrs held
Brea 1 Inv LLC
since 2024
Last sale
$4.4M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+45.1%
Retail stores
$3.2M
+3.6%
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 Brea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brea 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
$4,355,000
ML approach
$4,355,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,075,000
Current use
RESTAURANT
$4,460,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$3,185,000
Change: +4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,065,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,915,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$2,805,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,645,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$4.36M
Range $3.92M – $4.79M · ±10% · vs last sale $4.35M (Sep 30 2024)
Last sale anchor
$4.35M
Sep 30 2024
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
$666 / 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
$8,890
Tax year 2024
Assessed value
$756,858
Assessed 2024
Previous assessed
$756,858
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$625,936
Assessed improvement
$130,922
Applied tax rate
2.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1960
Heating
NONE
Stories
1
Total area
6,535 SF
Lot
0.98 ac (42,789 SF)
APN
284-282-06
UPID
US09-2064793
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
COMMERCIAL (GENERAL) Current
Est. value
$3.1M
RESTAURANT
Est. value
$4.5M
RETAIL STORES
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1960
Heating
NONE
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Brea 1 Inv LLC
Entity
Mailing address
2900 ADAMS ST, RIVERSIDE, CA 92504-4335
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 30, 2024
$4,352,500
Brea 1 Inv LLC
Graham Mcculloch Jackson JR
Grant Deed
—
Sep 30, 2024
—
Brea 32 LLC
Brea 1 Inv LLC
Intrafamily Transfer
related
$15,000,000 · Zb NA
Oct 19, 1999
—
Jackson Mcculloch
Mcculloch,
Quit Claim Deed
related
—
Dec 27, 1996
—
Jack G Mcculloch
Wells Fargo Bank
Grant Deed
$477,000 · Money Store Investment Corp
—
—
Mcculloch,tr
—
Deed Of Trust
related
$575,000 · Wells Fargo 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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