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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Retail space
849 Tustin St Orange, CA 92867-7100
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2214931
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Total area
1,600 SF
Lot
0.05 ac (2,002 SF)
APN
386-321-03
UPID
US09-2214931
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
-
Levander Day Spa & Massage Alternative Medicine Practice Spa & Massage Center
-
Levander Day Spa Alternative Medicine Practice Spa & Massage Center
-
Phoenix Smoke Shop - Vape CBD Glass (Bike/Boat/Book/etc) Store Alternative Medicine Practice
-
Goodwill of Orange County Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$825k
Blend (final)
Blend
$1.08M
Owner & transaction history
Thuy Quynh Ngoc Vu · 3 yrs held
Thuy Quynh Ngoc Vu
since 2023
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$910,000
+62.2%
Neighborhood: shopping center
$750,000
+33.9%
Auto repair, garage
$715,000
+27.3%
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 Orange submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orange 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
$1,090,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$910,000
Change: +62% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: +34% · Conversion: Moderate
AUTO REPAIR, GARAGE
$715,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±10% · vs last sale $1.11M (Jul 18 2023)
Last sale anchor
$1.11M
Jul 18 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
$675 / 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
$12,127
Tax year 2024
Assessed value
$1,110,000
Assessed 2024
Previous assessed
$1,110,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$996,095
Assessed improvement
$113,905
Applied tax rate
8.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1967
Heating
NONE
Stories
1
Total area
1,600 SF
Lot
0.05 ac (2,002 SF)
APN
386-321-03
UPID
US09-2214931
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
OFFICE BUILDING
Est. value
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$715,000
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1967
Heating
NONE
Stories
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Thuy Quynh Ngoc Vu
Individual
Free & Clear · 3 yrs held
Mailing address
934 S AUSTIN ST, SANTA ANA, CA 92704-2002
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2023
$1,110,000
Thuy Quynh Ngoc Vu
Kmj Investment Corp
Grant Deed
—
Jul 12, 2017
$495,100
Kmj Investment Corp
Orange Ptshp
Grant Deed
—
Jul 12, 2017
$3,800,000
Orange Ptshp
Tepper Ents
Grant Deed
—
Jul 12, 2017
—
Lawrence H Tepper
Tepper,harvey
Affidavit Of Death
related
—
Jul 10, 2012
—
Dma Holdings LP
Tepper Family Trust
Grant Deed
—
Jun 22, 2005
—
Wilmore Irene L Tr
Goldman,helen
Affidavit Of Death
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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