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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Commercial real estate
8271 Gay St, Cypress, CA 90630-2040
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3088968
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1912
Total area
1,454 SF
Lot
0.45 ac (19,744 SF)
APN
262-272-03
UPID
US09-3088968
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
-
LiMai Montessori Academy High School Daycare Center
-
Prodigy Montessori Cypress High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.17M
Owner & transaction history
Shivsaha LLC · 3 yrs held
Shivsaha LLC
since 2023
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$710,000
+1.7%
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 Cypress submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cypress 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
$1,015,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$710,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.17M
Range $977k – $1.53M · vs last sale $1.25M (May 1 2023)
Last sale anchor
$1.25M
May 1 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
$805 / 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
$14,766
Tax year 2024
Assessed value
$1,275,000
Assessed 2024
Previous assessed
$1,275,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,141,485
Assessed improvement
$133,515
Applied tax rate
19.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1912
Heating
NONE
Stories
1
Total area
1,454 SF
Lot
0.45 ac (19,744 SF)
APN
262-272-03
UPID
US09-3088968
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
RETAIL STORES
Est. value
$710,000
RETAIL STORES
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
1912
Heating
NONE
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Shivsaha LLC
Entity
Mailing address
95 COPPER MINE, IRVINE, CA 92602-0200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2023
$1,250,000
Shivsaha LLC
Wen Shao Simon
Grant Deed
$644,700 · Private Business Capital
May 1, 2023
—
Shivsaha LLC
—
Deed
related
$530,000 · Business Finance Capital
Mar 8, 2017
$1,000,000
Simon W Shao
Lunsford,john C
Grant Deed
—
Oct 2, 1995
—
Lunsford,john
Perra,
Trustees Deed
related
—
—
—
John C Lunsford
—
Deed Of Trust
related
$55,000 · First Franklin Financial Corp
—
—
John C Lunsford
—
Deed Of Trust
related
$330,000 · Long Beach Mortgage Co
—
—
John C Lunsford
—
Deed Of Trust
related
$7,886 · Equicredit Corp
—
—
John C Lunsford
—
Deed Of Trust
related
$176,400 · Fleet Mortgage Corp
—
—
Ann S Perrah
—
Deed Of Trust
related
$14,500 · Beneficial California INC
—
—
A Perrahlunsford
—
Deed Of Trust
related
$191,250 · Countrywide Funding Corp
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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