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    Property profile & analytics

    12518 Valley View St Garden Grove, CA 92845

    • Lifestyle centers
    • 51,963 SF
    For Lease
    View listing
    $24 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Lifestyle centers

    Property Details for 12518 Valley View St

    Year built
    1978
    Property size
    51,963 SF
    Property type
    Lifestyle centers
    Property subtype
    Power centers

    Description

    This exceptional Class A retail shopping center, located at 12500-12572 Valley View St, Garden Grove, CA 92845, offers 51,963 square feet of space across three single-story buildings on a 7-acre lot. Built in 1978 and extensively renovated in 2024, the property boasts a prime location at the signalized intersection of Valley View St and Lampson Ave, experiencing high traffic volume (50,000 cars per day). The center features ample on-site parking (5 spaces per 1000 sq ft) and is conveniently situated near the 405/22 Freeway interchange. Currently, 5,010 square feet of retail space is available, divisible into units ranging from 1,000 to 3,010 contiguous square feet. The property is zoned PUD (C) and benefits from excellent visibility, particularly due to its adjacency to a busy Dairy Queen drive-thru. The APN is 217-064-08, 217-064-07, and 217-064-09. This presents a unique opportunity for retailers seeking high-traffic exposure in a thriving Orange County community, approximately 6.3 miles from Seal Beach. The property's modern amenities and strategic location make it an ideal investment for discerning businesses.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Garden Grove
    County
    Orange
    State
    California
    Longitude
    -118.03
    Latitude
    33.7806

    Comparable in this City

    • Value Estimation
      $1,255,000
      8,928 SF

      12572 Vly Vw St

      MINI-MALL • 8,928 SF
      12572 Vly Vw St, Garden Grove, CA 92845-2006
      View Details
    • Value Estimation
      $740,000
      4,702 SF

      12540 Vly Vw St

      MINI-MALL • 4,702 SF
      12540 Vly Vw St, Garden Grove, CA 92845-2006
      View Details
    • Value Estimation
      $2,470,000
      19,100 SF

      12524 Vly Vw St

      MINI-MALL • 19,100 SF
      12524 Vly Vw St, Garden Grove, CA 92845
      View Details
    • Value Estimation by Request
      2,240 SF

      12510 Vly Vw St

      MINI-MALL • 2,240 SF
      12510 Vly Vw St, Garden Grove, CA 92845-2006
      View Details
    • Value Estimation by Request
      3,300 SF

      12520 Vly Vw St

      MINI-MALL • 3,300 SF
      12520 Vly Vw St, Garden Grove, CA 92845
      View Details
    • Value Estimation
      $2,440,000
      9,651 SF

      6941 Chapman Ave

      MINI-MALL • 9,651 SF
      6941 Chapman Ave, Garden Grove, CA 92845
      View Details

    Similar Nearby for Lease

    • $24 SF/Yr
      51,963 SF

      Valley View Retail Center

      Garden Grove Shopping Center, CA
      12518 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing
      22,633 SF

      Garden Grove Retail Space Available

      Prime Orange County Retail, Flexible Space
      12419 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing

      Retail Strip Center in Garden Grove

      Retail and restaurant spaces available in affluent Garden Grove community.
      12500 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing

      Freestanding Retail/Office Pad For Lease

      3,645 SF retail/office pad available February 1, 2026.
      12555 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing

      Garden Grove Office Space Available

      First floor office space suitable for medical or general use.
      12062 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing
      1,092 SF

      Garden Grove Flex Space Available

      Flex space available for rent in Garden Grove, CA.
      12882 Valley View St, Garden Grove, CA 92845
      View Details
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    Garden Grove, CA 92845
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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