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Property profile & analytics
OFF-MARKET
Estimated value
$1,575,000
Apartment buildings
746 Tustin Ave Newport Beach, CA 92663-5498
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US09-0585769
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Total area
5,635 SF
Lot
0.4 ac (17,271 SF)
APN
425-103-24
UPID
US09-0585769
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
-
746 Tustin Apartment Rear Building Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
S&s Sm LLC · 7 yrs held
S&s Sm LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+10.2%
Office building
$2.4M
+6.0%
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 Newport Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport Beach 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%
$1,795,000
6.5%
$1,655,000
7%
$1,535,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,280,000
Current use
AUTO REPAIR, GARAGE
$2,515,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$2,415,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.58M
Range $1.42M – $1.73M · ±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
$280 / 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
$40,118
Tax year 2024
Assessed value
$3,609,030
Assessed 2024
Previous assessed
$3,609,030
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,980,185
Assessed improvement
$628,845
Applied tax rate
7.0000
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
1959
Heating
NONE
Units
6
Total area
5,635 SF
Lot
0.4 ac (17,271 SF)
APN
425-103-24
UPID
US09-0585769
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
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
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
1959
Heating
NONE
Units
6
Lot
0.4 ac
Current owner
From public records · entity-resolved
S&s Sm LLC
Entity
Mailing address
6655 WILDLIFE RD, MALIBU, CA 90265-4302
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2021
—
S&i Sm LLC
—
Deed
related
$1,360,000 · Jpmorgan Chase Bank NA
Nov 21, 2018
$3,300,000
S&s Sm LLC
Seventeen Investments LLC
Grant Deed
—
Jul 30, 2014
$2,990,000
Seventeen Investments LLC
Bmgla LLC
Grant Deed
—
Jan 27, 2012
—
746 Tustin Avenue LLC
Greenberg,bret M & Marilyn J
Quit Claim Deed
related
—
Mar 17, 2011
—
Bret Greenberg
Greenberg,bret
Quit Claim Deed
related
—
Nov 30, 2010
—
Bret Greenberg
Greenberg,bret
Quit Claim Deed
$1,000,000 · Jpmorgan Chase Bank NA
Nov 6, 2009
$530,000
Brett Greenburg
Plm Lender Services INC
Trustees Deed
related
—
Nov 21, 2008
—
Albert G Pizzo
Pizzo,albert G & Joan E
Quit Claim Deed
related
$260,000 · Val-chris Investments INC
Mar 7, 2006
—
Albert G Pizzo
Albert G Pizzo
Intrafamily Transfer
related
$955,000 · Washington Mutual Bank
—
—
Pizzo Family Trust
—
Deed Of Trust
related
$550,000 · Bret Greenberg
—
—
746 Tustin Avenue LLC
—
Deed Of Trust
related
$1,150,000 · J P Morgan Chase 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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