Loan Summary:
Borrower, real estate investor and business owner sought a $1,200,000 business purpose 1ST Trust Deed loan on this “Free and Clear” – no debt – owner-occupied well-maintained industrial-office building within Pacific Business Center, a planned business park, in the City of Tustin, Orange County. The loan proceeds will be used for working capital in borrower’s USCOM Logistics, Inc. since 2007, a freight logistics and transportation services company. Samsung is one of their primary clients. Borrower owns subject free and clear. Borrower shows substantial cash reserves, in business’ bank accounts, approximately $1.8M, to service this loan. (as shown in investor dropbox). Exit: Refinance with Bank of Korea. Private money now for speed of working capital to expand. Borrower also owns another free and clear building in same Pacific Business Center.
Property Description:
The subject property is a Class B industrial flex building located within the Pacific Business Center, a well-maintained planned industrial development in the City of Tustin, Orange County. The building consists of approximately 5,912 square feet of net rentable area situated on a 7,000 square foot parcel. The layout is designed for a single user and includes multiple private offices, conference rooms, a reception/lobby area, kitchen, restrooms, HVAC, fire sprinklers, and security and fire alarm systems. The warehouse/flex component offers an approximate 21-foot clear height, allowing for functional industrial use alongside office operations.
The property was constructed in 2004, features concrete tilt-up construction, and is designed for a single-user occupancy. As of the appraisal date, the property was 100% owner occupied and in good overall condition with no deferred maintenance noted. The subject property is a Class B industrial flex building located in Tustin, California. Property appraised at $2,800,000 as of January 18, 2026. The appraisal supports value using both the sales comparison and income capitalization approaches, providing strong third-party validation of market value.
The property is zoned PC – Professional Commercial, which allows for a wide range of uses including office, light industrial, warehouse, and industrial flex. Parking is adequate with approximately 15 on-site spaces, supplemented by common area parking within the development.
Geographically, the property benefits from a highly desirable central Tustin location, offering convenient access to Interstate 5, State Route 55, and State Route 22. This connectivity supports strong demand from owner-users and tenants serving Orange County and surrounding markets. The area has experienced steady employment growth and continues to exhibit limited supply of small-format industrial flex properties, contributing to stable values and strong market liquidity.
From an income perspective, the appraisal estimates market rent at approximately $24.00 per square foot on a NNN basis, supporting a stabilized net operating income of roughly $130,000. Market-derived capitalization rates for comparable properties range in the mid-4% range, reinforcing the appraised value and providing attractive exit options via refinance or sale.
What we like about this Trust Deed opportunity:
- Real estate investor and business owner
- Substantial cash reserves to service loan
- Great condition industrial-office building and business park in Tustin, Orange County
- Low 42.86% LTV and 40.72 Net LTV on free and clear property
- 6 months Prepaid Interest
- 6 months Guaranteed Interest
$1,200,00 1st TD @ 8.50%, 42.86% LTV, CO, Commcl, $40,000 Min., Tustin, CA
