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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Retail space
9195 Vly Vw St Cypress, CA 90630-5803
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3345588
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Total area
5,395 SF
Lot
0.38 ac (16,529 SF)
APN
244-492-03
UPID
US09-3345588
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
-
Thai BBQ & Noodles Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.19M
Owner & transaction history
Kouyoumjian Family Props I LLC · 12 yrs held
Kouyoumjian Family Props I LLC
since 2013
6 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$220 / 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
$13,889
Tax year 2024
Assessed value
$860,372
Assessed 2024
Previous assessed
$860,372
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$386,005
Assessed improvement
$474,367
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Total area
5,395 SF
Lot
0.38 ac (16,529 SF)
APN
244-492-03
UPID
US09-3345588
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
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Kouyoumjian Family Props I LLC
Entity
Mailing address
18831 CLEARVIEW LN, HUNTINGTON BEACH, CA 92648-6720
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
May 24, 2021
—
Kouyoumjian Family Properties I LLC
—
Deed
related
$1,075,000 · Farmers & Merchants Bank Of Long Beach
Nov 22, 2013
—
Kouyoumjian Family Props I LLC
Kouyoumjian Trust 2005
Quit Claim Deed
—
Sep 18, 2006
—
Kouyoumjian Family 2005 Trust
Kouyoumjian Family 1989 Trust
Quit Claim Deed
related
—
Dec 22, 1989
—
Raym Kouyoumjian
Kouyoumjian Raym
Quit Claim Deed
related
$1,530,000 · Crown Life
—
—
Raymond Kouyoumjian
—
Deed Of Trust
related
$1,450,000 · Farmers & Merchants Bk Lng Bch
—
—
Kouyoumjian Family Props I LLC
—
Deed Of Trust
related
$1,400,000 · Farmers & Merchants Bk/lng Bch
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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