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Property profile & analytics
OFF-MARKET
Estimated value
$1,705,000
Residential income homes
7892 Newman Ave, Huntington Beach, CA 92647-6869
Trust Owned
8-yr Hold
Absentee Owner
Property ID
US10-3031925
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1978
Total area
5,229 SF
Lot
0.22 ac (9,434 SF)
APN
165-301-16
UPID
US10-3031925
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.47M
CAP Approach
CAP
$1.88M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.71M
Owner & transaction history
Rac Dev INC-investment Trust 151 · 8 yrs held
Rac Dev INC-investment Trust 151
since 2018
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.6M
+33.7%
Neighborhood: shopping center
$2.5M
+28.7%
Auto repair, garage
$2.3M
+22.4%
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 Huntington Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Huntington 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
$1,585,000
ML approach
$1,470,000
CAP Approach
CAP Return
Estimation
6%
$2,035,000
6.5%
$1,880,000
7%
$1,745,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,905,000
Current use
RETAIL STORES
$2,550,000
Change: +34% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,455,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,335,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,305,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$2,245,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$1.71M
Range $1.53M – $1.88M · ±10% · vs last sale $1.80M (Feb 25 2025)
Last sale anchor
$1.80M
Feb 25 2025
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
$326 / 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
$23,064
Tax year 2024
Assessed value
$2,007,933
Assessed 2024
Previous assessed
$2,007,933
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,725,625
Assessed improvement
$282,308
Applied tax rate
4.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1978
Heating
NONE
Units
4
Total area
5,229 SF
Lot
0.22 ac (9,434 SF)
APN
165-301-16
UPID
US10-3031925
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
$1.9M
RETAIL STORES
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1978
Heating
NONE
Units
4
Lot
0.22 ac
Current owner
From public records · entity-resolved
Rac Dev INC-investment Trust 151
Trust
Mailing address
668 N COAST HWY, LAGUNA BEACH, CA 92651-1513
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2018
—
Rac Dev INC-investment Trust 151
Rac Dev INC
Quit Claim Deed
related
—
Mar 20, 2018
$1,800,000
Viki Merage
Rac Development INC As Trustee
Grant Deed
$1,260,000 · Wells Fargo Bank NA
Feb 22, 2017
$1,300,000
Rac Development
Luis Covarrubias
Grant Deed
$840,000 · American Continental Bank
Feb 23, 2005
$1,110,000
Luis Covarrubias
Reyes Charlie & A Trust
Grant Deed
$766,000 · First Magnus Financial Corp
Aug 27, 2003
—
Absl,tr
Absl,tr
Quit Claim Deed
related
—
Feb 15, 2000
—
Charlie Reyes
Reyes,
Quit Claim Deed
related
—
—
—
Charlie B Reyes
—
Deed Of Trust
related
$114,000 · Bank Of America Fsb
—
—
Charlie B Reyes
—
Deed Of Trust
related
$116,000 · First Federal Bank Ca
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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