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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Apartment buildings
8220 20th St Westminster, CA 92683-9222
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-1379848
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
4,215 SF
Lot
0.15 ac (6,750 SF)
APN
097-053-08
UPID
US09-1379848
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
$1.53M
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
A&d LLC · 5 yrs held
A&d LLC
since 2021
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.1M
+12.3%
Neighborhood: shopping center
$2.0M
+8.1%
Auto repair, garage
$1.9M
+2.8%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$1,570,000
ML approach
$1,525,000
CAP Approach
CAP Return
Estimation
6%
$1,340,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,830,000
Current use
RETAIL STORES
$2,055,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,975,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,880,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,870,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$1,810,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.45M (Jun 11 2021)
Last sale anchor
$1.45M
Jun 11 2021
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
$343 / 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
$19,005
Tax year 2024
Assessed value
$1,542,995
Assessed 2024
Previous assessed
$1,542,995
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,392,810
Assessed improvement
$150,185
Applied tax rate
20.0000
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
1964
Heating
NONE
Units
5
Total area
4,215 SF
Lot
0.15 ac (6,750 SF)
APN
097-053-08
UPID
US09-1379848
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
$1.8M
RETAIL STORES
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (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
1964
Heating
NONE
Units
5
Lot
0.15 ac
Current owner
From public records · entity-resolved
A&d LLC
Entity
Mailing address
18055 BUSHARD ST, FOUNTAIN VALLEY, CA 92708-5760
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2021
—
A&d LLC
—
Deed
related
$350,000 · First Citizens Bank & Trust Co
Jun 11, 2021
$1,454,000
A&d LLC
Russell E Smith
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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