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Property profile & analytics
OFF-MARKET
Estimated value
$5,225,000
Community centers
8441 Westminster Blvd, Westminster, CA 92683-3308
Individually Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2969874
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1959
Total area
18,150 SF
Lot
1.67 ac (72,872 SF)
APN
097-553-34
UPID
US09-2969874
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
-
Kim Ninh Bakery Bakery Specialty Food Shop
-
Fresh Bo Tea Espresso Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.28M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.23M
Owner & transaction history
Wes Boulevard Inv · 27 yrs held
Wes Boulevard Inv
since 1999
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,805,000
6.5%
$6,280,000
7%
$5,830,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,515,000
Current use
AUTO REPAIR, GARAGE
$8,095,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,050,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,875,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$7,785,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$5.23M
Range $4.70M – $5.75M · ±10%
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
$288 / 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
$77,252
Tax year 2024
Assessed value
$5,207,334
Assessed 2024
Previous assessed
$5,207,334
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$4,545,057
Assessed improvement
$662,277
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1959
Heating
NONE
Stories
1
Units
4
Total area
18,150 SF
Lot
1.67 ac (72,872 SF)
APN
097-553-34
UPID
US09-2969874
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$8.5M
AUTO REPAIR, GARAGE
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.8M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1959
Heating
NONE
Stories
1
Units
4
Lot
1.67 ac
Current owner
From public records · entity-resolved
Wes Boulevard Inv
Individual
Free & Clear · 27 yrs held
Mailing address
531 MAIN ST #1500, EL SEGUNDO, CA 90245-3006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
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
Apr 16, 1999
—
Wes Boulevard Inv
Magid,
Quit Claim Deed
related
—
Apr 5, 1999
—
Barbara Berkowitz
Magid,
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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