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Property profile & analytics
OFF-MARKET
Estimated value
$1,810,000
Commercial real estate
11851 Gilbert St Garden Grove, CA 92841-2722
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1873919
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1965
Total area
6,120 SF
Lot
0.38 ac (16,490 SF)
APN
132-423-30
UPID
US10-1873919
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
-
Desiree Jade Hair Salon Nail Salon
-
Live Dental Lab Dental Office
-
RS Insurance Insurance Agency
-
Calvary Road Association Or Organization
-
Rose Head Spa Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.77M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.81M
Owner & transaction history
Vinamanh LLC · 1 yrs held
Vinamanh LLC
since 2025
Last sale
$1.9M
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 Garden Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garden Grove 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
$1,770,000
ML approach
$1,765,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,205,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,890,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,870,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$2,625,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,340,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.81M
Range $1.63M – $1.99M · ±10% · vs last sale $1.85M (Dec 1 2022)
Last sale anchor
$1.85M
Dec 1 2022
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
$296 / 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
$22,992
Tax year 2024
Assessed value
$1,887,000
Assessed 2024
Previous assessed
$1,887,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,621,800
Assessed improvement
$265,200
Applied tax rate
18.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1965
Heating
NONE
Stories
2
Units
19
Total area
6,120 SF
Lot
0.38 ac (16,490 SF)
APN
132-423-30
UPID
US10-1873919
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
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1965
Heating
NONE
Stories
2
Units
19
Lot
0.38 ac
Current owner
From public records · entity-resolved
Vinamanh LLC
Entity
Mailing address
18797 SINCLAIR LN, HUNTINGTON BEACH, CA 92648-6867
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2025
$2,100,000
Vinamanh LLC
Phuong Thi Vu Thao
Grant Deed
—
Mar 7, 2024
—
Phuong Thi Vu Thao
—
Deed
related
$887,500 · Thien Nguyen Etal
Dec 1, 2022
—
Phuong Thi Vu Thao
Phuong Thi Vu Thao
Intrafamily Transfer
related
—
Oct 26, 2022
$1,850,000
Phuong Thi Vu Thao
1031 Pros Titleholder 1098 LLC
Grant Deed
$1,387,500 · Thien Nguyen
Oct 26, 2022
—
Phuong Thi Vu Thao
Ngoc Le Tung
Intrafamily Transfer
related
—
May 31, 2022
—
1031 Pros Titleholder 1098 LLC
Thuan Vuong
Grant Deed
—
May 26, 2022
—
Thuan Vuong
Nghiem Vuong LLC
Intrafamily Transfer
related
—
Jul 31, 2019
$1,400,000
Nghiem Vuong LLC
Grewall L L C
Grant Deed
$700,000 · Bay Commercial Bank
Apr 29, 2016
$1,225,000
Grewall LLC
Mun & Oh LLC
Grant Deed
$600,000 · Bank Of The West
Aug 6, 2013
$722,500
Mun & Oh LLC
Silva Family Trust
Grant Deed
—
Jan 12, 2005
$640,000
Silva Family Trust
Carpenter,kenneth M & V D
Grant Deed
$480,000 · Bayview Financial LP
—
—
Kenneth M Carpenter
—
Deed Of Trust
related
$210,000 · California Center 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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