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Property profile & analytics
OFF-MARKET
Estimated value
$9,530,000
Apartment buildings
6952 Westpark Pl Westminster, CA 92683-3084
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-2248754
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
28,753 SF
Lot
1.43 ac (62,341 SF)
APN
203-541-11
UPID
US09-2248754
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
$9.40M
CAP Approach
CAP
$8.45M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.53M
Owner & transaction history
6952 Westpark Place LLC · 5 yrs held
6952 Westpark Place LLC
since 2020
Last sale
$9.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$14.0M
+12.3%
Neighborhood: shopping center
$13.5M
+8.1%
Auto repair, garage
$12.8M
+2.8%
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
$10,600,000
ML approach
$9,400,000
CAP Approach
CAP Return
Estimation
6%
$9,145,000
6.5%
$8,445,000
7%
$7,840,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$12,475,000
Current use
RETAIL STORES
$14,010,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,490,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,825,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,750,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$12,335,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$9.53M
Range $8.58M – $10.48M · ±10% · vs last sale $9.60M (Dec 31 2020)
Last sale anchor
$9.60M
Dec 31 2020
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
$331 / 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
$124,973
Tax year 2024
Assessed value
$10,187,596
Assessed 2024
Previous assessed
$10,187,596
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$8,845,168
Assessed improvement
$1,342,428
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Heating
NONE
Stories
2
Units
32
Total area
28,753 SF
Lot
1.43 ac (62,341 SF)
APN
203-541-11
UPID
US09-2248754
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
$12.5M
RETAIL STORES
Est. value
$14.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$12.8M
COMMERCIAL (GENERAL)
Est. value
$12.8M
OFFICE BUILDING
Est. value
$12.3M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1977
Heating
NONE
Stories
2
Units
32
Lot
1.43 ac
Current owner
From public records · entity-resolved
6952 Westpark Place LLC
Entity
Mailing address
17220 NEWHOPE ST STE #207, FOUNTAIN VALLEY, CA 92708-4285
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2021
—
6952 Westpark Place LLC
—
Deed
related
$5,700,000 · First Republic Bank
Dec 31, 2020
$9,600,000
6952 Westpark Place LLC
Louis M Armstrong
Grant Deed
$4,800,000 · First Republic Bank
Dec 31, 2020
—
Little,yvonne Living Trust
Yvonne Little
Quit Claim Deed
related
—
Jul 13, 2017
—
Armstrong Family Trust
Armstrong,deanna M
Quit Claim Deed
related
—
May 22, 2017
—
Deanna Armstrong
Tater W J & R M 1988 Trust
Quit Claim Deed
related
—
Jun 24, 2015
—
Michael Tater
Tater William J
Affidavit Of Death
related
—
Sep 26, 2014
—
Tater,william J & R M 1988 Trust
Tater W J & R M 1988 Trust
Quit Claim Deed
related
—
—
—
William J Tater
—
Deed Of Trust
related
$50,000 · Little Yvonne E
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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