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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Retail space
7012 Orangethorpe Ave Buena Park, CA 90621-3308
Trust Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2954965
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Total area
2,752 SF
Lot
0.54 ac (23,600 SF)
APN
136-061-10
UPID
US10-2954965
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
-
Paul's Place Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Nikolau Living Trust · 7 yrs held
Nikolau Living Trust
since 2019
7 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,040,000
6.5%
$960,000
7%
$895,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,290,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,230,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$1,180,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,085,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±10%
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
$291 / 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
$19,638
Tax year 2024
Assessed value
$1,145,842
Assessed 2024
Previous assessed
$1,145,842
+0.0% YoY
Effective rate
1.71%
On assessed value
Assessed land
$663,016
Assessed improvement
$482,826
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1984
Heating
NONE
Stories
2
Total area
2,752 SF
Lot
0.54 ac (23,600 SF)
APN
136-061-10
UPID
US10-2954965
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
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
1984
Heating
NONE
Stories
2
Lot
0.54 ac
Current owner
From public records · entity-resolved
Nikolau Living Trust
Trust
Mailing address
10387 LOS ALAMITOS BLVD, LOS ALAMITOS, CA 90720-2110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2019
—
Paul Nikolau
—
Deed
related
$400,000 · John Adger
Jun 28, 2019
—
Nikolau Living Trust
Nikolau,paul & Joyce
Quit Claim Deed
related
$1,123,000 · Bank Of America
Jun 29, 2006
—
Paul Nikolau
Nikolau Living Trust
Quit Claim Deed
related
$500,000 · Uniti Bank
Sep 29, 2005
—
Nikolau Trust
Nikolau,paul & Joyce
Quit Claim Deed
related
—
Sep 1, 1999
—
Nikolau,paul & Joyce
Stro,
Trustees Deed
related
—
—
—
Paul Nikolau
—
Deed Of Trust
related
$550,000 · Hall Mortgage Fund LP
—
—
Paul Nikolau
—
Deed Of Trust
related
$430,000 · Wilshire State Bank
—
—
Paul Nikolau
—
Deed Of Trust
related
$480,000 · Hall Mortgage Fund LP
—
—
Paul Nikolau
—
Deed Of Trust
related
$100,000 · Wilshire State Bank
—
—
Paul Nikolau
—
Deed Of Trust
related
$400,000 · John Adger
—
—
Paul Nikolau
—
Deed Of Trust
related
$500,000 · Uniti Bank
—
—
Paul Nikolau
—
Deed Of Trust
related
$500,000 · Uniti Bank
—
—
Paul Nikolau
—
Deed Of Trust
related
$240,000 · Alice Kim
—
—
Paul Nikolau
—
Deed Of Trust
related
$200,000 · Chang K Kim
—
—
Paul Nikolau
—
Deed Of Trust
related
$1,195,000 · Commonwealth Business 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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