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Property profile & analytics
OFF-MARKET
Estimated value
$8,680,000
Showrooms
7878 Cres Ave Buena Park, CA 90620-3950
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-2593826
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1961
Total area
18,860 SF
Lot
1.44 ac (62,777 SF)
APN
135-101-31
UPID
US09-2593826
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Labcorp Medical Laboratory Blood Testing Service
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
Redbox Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.24M
Blend (final)
Blend
$8.68M
Owner & transaction history
Patrick Mokhtarzadeh · 3 yrs held
Patrick Mokhtarzadeh
since 2022
Last sale
$9.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.9M
+68.9%
Retail stores
$9.2M
+20.6%
Neighborhood: shopping center
$8.8M
+16.1%
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
$8,740,000
ML approach
$8,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,620,000
Current use
RESTAURANT
$12,870,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$9,190,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$8,845,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,415,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$8,090,000
Change: +6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,635,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$8.68M
Range $7.81M – $9.55M · ±10% · vs last sale $9.60M (Sep 14 2022)
Last sale anchor
$9.60M
Sep 14 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
$460 / 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
$81,186
Tax year 2024
Assessed value
$7,227,466
Assessed 2024
Previous assessed
$7,227,466
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$4,768,601
Assessed improvement
$2,458,865
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1961
Heating
NONE
Stories
2
Total area
18,860 SF
Lot
1.44 ac (62,777 SF)
APN
135-101-31
UPID
US09-2593826
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
COMMERCIAL (GENERAL) Current
Est. value
$7.6M
RESTAURANT
Est. value
$12.9M
RETAIL STORES
Est. value
$9.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.8M
AUTO REPAIR, GARAGE
Est. value
$8.4M
OFFICE BUILDING
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.6M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1961
Heating
NONE
Stories
2
Lot
1.44 ac
Current owner
From public records · entity-resolved
Patrick Mokhtarzadeh
Individual
Free & Clear · 3 yrs held
Mailing address
477 PO BOX 1159TH WAY, DEERFIELD, IL 60015-6002
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2022
—
Patrick Mokhtarzadeh
Patrick Mokhtazadeh
Intrafamily Transfer
related
—
Aug 31, 2022
$9,600,000
Patrick Mokhtarzadeh
Ardell Investment Company
Grant Deed
—
Jun 22, 2016
$4,609,000
Ardell Investment Co
Haskell Donald D Trust
Grant Deed
—
Jan 14, 2005
—
Ravenwood Towers INC
Beach Crescent LLC
Grant Deed
—
May 2, 2003
$2,941,000
Beach Crescent LLC
Patel,anil G & Kiran A
Grant Deed
$5,000,000 · Bank One NA
Aug 6, 1998
$1,230,000
Anil G Patel
Farm De Ville Corp
Grant Deed
$102,000 · Sierrawest Bank
Jul 19, 1994
$1,102,577
Welch Trust
Lin,kun-ti
Trustees Deed
—
May 8, 1989
$667,000
Chiang Jihshen
Lin Kunti
Grant Deed
related
—
Mar 1, 1988
$1,732,481
Lin Kun-ti
Farm
Grant Deed
—
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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