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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Turn key restaurants
10121 Westminster Ave, Garden Grove, CA 92843-4752
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US09-1187907
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1973
Total area
5,000 SF
Lot
0.68 ac (29,699 SF)
APN
099-585-15
UPID
US09-1187907
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
-
Advance Beauty College Vocational School Training Center
-
Highlands Community Charter School Training Center Tutoring Service
-
Quan ca Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$380k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$640k
Blend (final)
Blend
$510k
Owner & transaction history
Nguyen Garden Grove Investments Gro · 12 yrs held
Nguyen Garden Grove Investments Gro
since 2014
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
by Request
ML approach
$380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$510k
Range $459k – $561k · ±10%
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
$102 / 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
$26,290
Tax year 2024
Assessed value
$1,973,201
Assessed 2024
Previous assessed
$1,973,201
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,161,920
Assessed improvement
$811,281
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Total area
5,000 SF
Lot
0.68 ac (29,699 SF)
APN
099-585-15
UPID
US09-1187907
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
1973
Heating
NONE
Stories
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Nguyen Garden Grove Investments Gro
Entity
Mailing address
10121 WESTMINSTER AVE, GARDEN GROVE, CA 92843-4752
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2014
—
Nguyen Garden Grove Investments Gro
Nguyen Garden Grove Investments Gro
Intrafamily Transfer
related
$700,000 · Wells Fargo Bank NA
Aug 24, 2010
—
Nguyen Garden Grove Inv LLC
Nguyen,kien T
Quit Claim Deed
related
—
Feb 25, 2010
—
Minh T Nguyen
Nguyen,tam T & Linh T
Quit Claim Deed
related
—
May 26, 2009
—
Tam T Nguyen
Nguyen,kien T
Quit Claim Deed
related
—
Sep 3, 2008
—
Kien T Nguyen
Tams Investment Group LLC
Grant Deed
—
Jan 26, 2007
—
Tams Investment Group LLC
Nguyen,kien T
Grant Deed
—
Sep 1, 2004
—
Tam T Nguyen
Nguyen,minh T
Quit Claim Deed
related
—
Apr 15, 2003
—
Nguyen,tr
Nguyen,minh T
Quit Claim Deed
related
—
Dec 23, 2002
—
M Nguyen
Nguye
Quit Claim Deed
related
—
Feb 27, 2001
—
Minh Nguyen
Nguyen,
Quit Claim Deed
related
—
May 24, 1990
$855,000
Beauty Coll Tams
Lucas Dec Corp
Grant Deed
$418,000 · Wells Fargo Bank
Oct 11, 1989
$725,000
Lucas Dev Corp
Lara Rafael C
Grant Deed
—
Jun 30, 1988
$575,000
Lara Rafael C
Hombre Holdings
Grant Deed
$350,000 · Golden Secuirty
—
—
Tams Beauty College INC
—
Deed Of Trust
related
$400,000 · Bank Of America Community Dev
—
—
Lara Rafael C
—
Deed Of Trust
related
$350,000 · Golden Security Thrift & Loan
—
—
Minh T Nguyen
—
Deed Of Trust
related
$400,000 · Bank Of America Community Dev
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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