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Property profile & analytics
OFF-MARKET
Estimated value
$6,475,000
Apartment buildings
9910 La Alameda Ave, Fountain Valley, CA 92708
Entity Owned
23-yr Hold
Property ID
US09-2907494
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
47,702 SF
Lot
2.41 ac (105,133 SF)
APN
167-221-07
UPID
US09-2907494
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.48M
Owner & transaction history
Fountain Village LLC · 23 yrs held
Fountain Village LLC
since 2003
7 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 Fountain Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fountain Valley 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
$136 / 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
$75,442
Tax year 2024
Assessed value
$5,829,646
Assessed 2024
Previous assessed
$5,829,646
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$3,145,295
Assessed improvement
$2,684,351
Applied tax rate
21.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Heating
NONE
Stories
2
Units
48
Total area
47,702 SF
Lot
2.41 ac (105,133 SF)
APN
167-221-07
UPID
US09-2907494
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
1971
Heating
NONE
Stories
2
Units
48
Lot
2.41 ac
Current owner
From public records · entity-resolved
Fountain Village LLC
Entity
Mailing address
PO BOX 5424, ORANGE, CA 92863-5424
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2003
—
Fountain Village LLC
Sterger,tr
Grant Deed
related
—
Dec 12, 1994
$697,000
Sterger Trust
Income Investors Ltd Group 21
Grant Deed
related
$166,801 · Allen Properties
Mar 3, 1988
$41,500
Venture Partners
Cohen
Trustees Deed
—
Mar 3, 1988
—
First American F
Hartl
Quit Claim Deed
related
—
Mar 3, 1988
$765,000
Income Investors
Ventu
Trustees Deed
—
Mar 3, 1988
$827,000
Venture Partners
Arnel
Trustees Deed
—
Mar 3, 1988
$347,500
Income Investors
Ventu
Trustees Deed
—
Mar 3, 1988
$310,500
Venture Partners
Harri
Trustees Deed
—
Mar 3, 1988
$207,000
Venture Partners
Moore
Trustees Deed
—
Mar 3, 1988
$413,500
Venture Partners
Braun
Trustees Deed
—
Mar 3, 1988
$381,681
Venture Partners
Strad
Trustees Deed
—
Mar 3, 1988
$31,500
Venture Partners
First
Trustees Deed
—
Mar 3, 1988
$381,500
Venture Partners
First
Trustees Deed
—
Mar 3, 1988
$1,054,500
Income Investors
Ventu
Trustees Deed
$3,000,000 · World Savings & Loan
—
—
Income Investors
—
Deed Of Trust
related
$70,000 · Individual
—
—
Income Inv Ltd G
—
Deed Of Trust
related
—
—
—
Income Investors
—
Deed Of Trust
related
$105,000 · Bruce S Hughes M
—
—
Income Investors
—
Deed Of Trust
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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