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Property profile & analytics
OFF-MARKET
Estimated value
$24,190,000
Showrooms
765 The City S Dr Orange, CA 92868-4942
Entity Owned
~
Est. High Equity
Property ID
US09-1422685
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1987
Total area
124,593 SF
Lot
3.53 ac (153,753 SF)
APN
231-262-08
UPID
US09-1422685
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
-
Model Finance Company Financial Advisor
-
Serendib Law Firm Law Firm
-
of Brenda E Vargas Law Firm
-
Palliative Care Group Hospice Nursing Home
-
LRES Corporation Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$33.07M
Comparable Approach
Comparable
$24.45M
Blend (final)
Blend
$24.19M
Owner & transaction history
Astiva 765 City Drive LLC
Astiva 765 City Drive LLC
since 2025
Last sale
$23.3M
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
$25,705,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$35,820,000
6.5%
$33,065,000
7%
$30,705,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$37,790,000
Change: -9% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$33,650,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$24.19M
Range $21.77M – $26.61M · ±10% · vs last sale $23.30M (Sep 25 2023)
Last sale anchor
$23.30M
Sep 25 2023
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
$194 / 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
$265,443
Tax year 2024
Assessed value
$23,300,000
Assessed 2024
Previous assessed
$23,300,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$7,840,344
Assessed improvement
$15,459,656
Applied tax rate
8.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1987
Heating
NONE
Total area
124,593 SF
Lot
3.53 ac (153,753 SF)
APN
231-262-08
UPID
US09-1422685
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)
Est. value
$37.8M
INDUSTRIAL (GENERAL)
Est. value
$33.7M
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1987
Heating
NONE
Lot
3.53 ac
Current owner
From public records · entity-resolved
Astiva 765 City Drive LLC
Entity
Mailing address
PO BOX 675927, RANCHO SANTA FE, CA 92067-5927
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2025
—
Astiva 765 City Drive LLC
2000 Tran Family Trust
Deed
related
$10,400,000 · Stormfield Capital Funding I LLC
Sep 25, 2023
$23,300,000
Astiva Health INC
Ag City Owner LP
Grant Deed
$13,980,000 · Fidelity Bridge Loans LLC
Feb 21, 2019
—
Colton,david A Trust
Colton Family Trust
Quit Claim Deed
related
—
Feb 21, 2019
$18,727,500
Ag City Owner LP
City Centre II Partners
Grant Deed
related
—
Nov 15, 2018
—
Shaun Khan
Khan Family Trust
Quit Claim Deed
related
—
Feb 28, 2018
—
Schehrezade Khan
Khan Family Trust
Quit Claim Deed
—
May 29, 2015
$315,000
Colton Family Trust
Lee Living Trust
Grant Deed
—
Jun 26, 2014
—
Colton Family Trust
Ptl Lc
Grant Deed
—
Dec 20, 2013
—
City Centre II LLC
Mortensen,wayne M & Kelsie M
Quit Claim Deed
—
Jul 9, 2012
$240,000
Colton Family Trust
Tanner Investment Co
Grant Deed
—
May 28, 1999
—
City Centre II Partners
—
Deed Of Trust
related
$7,800,000 · Credit Suisse First Boston Mtg
Dec 4, 1996
—
City Centre Group
—
Deed Of Trust
related
$6,450,000 · Great Western 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.
Try Rey
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