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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Commercial real estate
10092 Chapman Ave Garden Grove, CA 92840-2833
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-7400431
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1955
Total area
6,369 SF
Lot
0.54 ac (23,730 SF)
APN
089-451-01
UPID
US09-7400431
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
-
Chapman Dental Dental Office
-
John Q. Tran DDS Dental Office
-
Goldenway Insurance Services Insurance Agency
-
Paws Up USA (Bike/Boat/Book/etc) Store Pet Store
-
Brookhaven Pet Hospital Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
$2.03M
Blend (final)
Blend
$1.68M
Owner & transaction history
Sapphire Holding LLC
Sapphire Holding LLC
since 2025
Last sale
$2.0M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+31.4%
Auto repair, garage
$2.4M
+14.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,465,000
6.5%
$1,350,000
7%
$1,255,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,080,000
Current use
OFFICE BUILDING
$2,730,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,380,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,035,000
Change: -2% · Conversion: Moderate
RETAIL STORES
$1,900,000
Change: -8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,685,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±10% · vs last sale $2.00M (Nov 24 2025)
Last sale anchor
$2.00M
Nov 24 2025
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
$264 / 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
$24,680
Tax year 2024
Assessed value
$1,835,059
Assessed 2024
Previous assessed
$1,835,059
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,506,615
Assessed improvement
$328,444
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
1955
Heating
NONE
Stories
1
Units
3
Total area
6,369 SF
Lot
0.54 ac (23,730 SF)
APN
089-451-01
UPID
US09-7400431
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
$2.1M
OFFICE BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1955
Heating
NONE
Stories
1
Units
3
Lot
0.54 ac
Current owner
From public records · entity-resolved
Sapphire Holding LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2310 SEA RDG DR, SIGNAL HILL, CA 90755-3784
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2025
$2,000,000
Sapphire Holding LLC
Tran Pham LLC
Grant Deed
—
Aug 1, 2007
$1,425,000
Tran-pham LLC
Mai,su T & Mai N
Grant Deed
$709,500 · Bank Of America
Jan 26, 1988
$395,000
Su T Mai
Rzysk
Grant Deed
$296,200 · Coast Federal 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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