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Property profile & analytics
OFF-MARKET
Estimated value
$16,605,000
Apartment buildings
7720 Cres Ave, Buena Park, CA 90620-3961
Individually Owned
4-yr Hold
Absentee Owner
Property ID
US09-2832163
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
39,416 SF
Lot
1.42 ac (61,783 SF)
APN
135-121-01
UPID
US09-2832163
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
-
Flooring Repair Pro Home Appliance Store
-
Pak American Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.58M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.61M
Owner & transaction history
Jack E Stephens · 4 yrs held
Jack E Stephens
since 2022
Last sale
$18.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$26.9M
+68.5%
Retail stores
$19.2M
+20.4%
Neighborhood: shopping center
$18.5M
+15.9%
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
$17,380,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,540,000
6.5%
$11,575,000
7%
$10,750,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$15,960,000
Current use
RESTAURANT
$26,895,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$19,205,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,490,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,585,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$16,910,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,925,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$16.61M
Range $14.94M – $18.27M · ±10% · vs last sale $18.70M (Jun 1 2022)
Last sale anchor
$18.70M
Jun 1 2022
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
$421 / 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
$227,489
Tax year 2024
Assessed value
$19,461,533
Assessed 2024
Previous assessed
$19,461,533
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$16,646,400
Assessed improvement
$2,815,133
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Heating
NONE
Stories
2
Units
44
Total area
39,416 SF
Lot
1.42 ac (61,783 SF)
APN
135-121-01
UPID
US09-2832163
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
$16.0M
RESTAURANT
Est. value
$26.9M
RETAIL STORES
Est. value
$19.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.5M
AUTO REPAIR, GARAGE
Est. value
$17.6M
OFFICE BUILDING
Est. value
$16.9M
COMMERCIAL (GENERAL)
Est. value
$15.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
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
1971
Heating
NONE
Stories
2
Units
44
Lot
1.42 ac
Current owner
From public records · entity-resolved
Jack E Stephens
Individual
Mailing address
12772 VLY VW ST STE #3, GARDEN GROVE, CA 92845-2506
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 1, 2022
$18,700,000
Jack E Stephens
317 Flower Street LLC
Grant Deed
$10,927,000 · Banc Of California NA
Feb 22, 2019
—
317 Flower Street LLC
—
Deed
related
$7,100,000 · Pacific Western National Bank
May 28, 2015
$8,625,000
317 Flower Street LLC
Sue Pebley Management LP
Grant Deed
$5,600,000 · Jpmorgan Chase Bank NA
Dec 18, 2012
—
Sue Pebley Management LP
Pebley Susan D Living Trust
Quit Claim Deed
related
—
Dec 17, 2012
—
Pebley Susan D Living Trust
Mcgann Susan P Living Trust
Quit Claim Deed
related
—
Dec 5, 1990
$2,849,000
Mcgann B Donald
Villa Grande Apa
Trustees Deed
$2,467,000 · Wells Fargo Bank
Dec 5, 1990
$668,500
Mcgann B Donald
Villa Grande Apa
Trustees Deed
—
—
—
Grande Apa Villa
—
Deed Of Trust
related
$100,000 · Nevada Midwest M
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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