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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Auto shops
8980 Moody St, Cypress, CA 90630-2222
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0594888
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1973
Total area
2,790 SF
Lot
0.22 ac (9,448 SF)
APN
262-357-11
UPID
US09-0594888
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
-
Alex's Auto Repair Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.64M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.12M
Blend (final)
Blend
$1.63M
Owner & transaction history
David Mostamand · 1 yrs held
David Mostamand
since 2025
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+9.2%
Commercial (general)
$1.3M
+7.4%
Neighborhood: shopping center
$1.3M
+5.2%
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
$1,670,000
ML approach
$1,640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,245,000
Current use
RETAIL STORES
$1,360,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,335,000
Change: +7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,310,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$1,195,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±10% · vs last sale $1.60M (Dec 22 2023)
Last sale anchor
$1.60M
Dec 22 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
$582 / 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
$17,821
Tax year 2024
Assessed value
$1,600,000
Assessed 2024
Previous assessed
$1,600,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,459,416
Assessed improvement
$140,584
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Units
6
Total area
2,790 SF
Lot
0.22 ac (9,448 SF)
APN
262-357-11
UPID
US09-0594888
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
AUTO REPAIR, GARAGE Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE Current
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1973
Heating
NONE
Stories
1
Units
6
Lot
0.22 ac
Current owner
From public records · entity-resolved
David Mostamand
Individual
Free & Clear · 1 yrs held
Mailing address
11818 WESTERN AVE, STANTON, CA 90680-3438
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Mar 11, 2025
—
David Mostamand
Moody Enterprise INC
Quitclaim Deed
related
—
Dec 22, 2023
$1,600,000
Moody Enterprise INC
Iys INC
Grant Deed
$1,120,000 · Wells Fargo Bank NA
Jun 23, 2017
$825,000
Iys INC
Khanh Duy Dang
Grant Deed
$700,000
Nov 22, 2000
$520,000
Khanh D Dang
Kalb Trust
Grant Deed
$400,500 · Temecula Valley National Bank
Dec 28, 1989
$400,000
David M Kalb
Kim Haeng S
Grant Deed
$320,000 · Foothill Thrift & Loan
—
—
Kalb Trust
—
Deed Of Trust
related
$300,000 · Pacific Crest Bank
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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