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Property profile & analytics
OFF-MARKET
Estimated value
$3,035,000
Apartment buildings
10191 Lampson Ave Garden Grove, CA 92840-4721
Entity Owned
13-yr Hold
Absentee Owner
Property ID
US09-0585258
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Total area
20,481 SF
Lot
1.56 ac (67,781 SF)
APN
089-375-16
UPID
US09-0585258
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.04M
Owner & transaction history
Village Pines Patio Homes LLC · 13 yrs held
Village Pines Patio Homes LLC
since 2012
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$148 / 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
$47,993
Tax year 2024
Assessed value
$3,531,586
Assessed 2024
Previous assessed
$3,531,586
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,664,185
Assessed improvement
$867,401
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Heating
NONE
Stories
2
Units
22
Total area
20,481 SF
Lot
1.56 ac (67,781 SF)
APN
089-375-16
UPID
US09-0585258
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
1963
Heating
NONE
Stories
2
Units
22
Lot
1.56 ac
Current owner
From public records · entity-resolved
Village Pines Patio Homes LLC
Entity
Mailing address
17220 NEWHOPE ST STE #207, FOUNTAIN VALLEY, CA 92708-4285
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2020
—
Village Pines Patio Homes LLC
—
Deed
related
$4,300,000 · Jpmorgan Chase Bank NA
Apr 24, 2017
—
Vilage Pines Patio Homes LLC
—
Deed
related
$4,000,000 · Jpmorgan Chase Bank NA
Nov 29, 2012
—
Village Pines Patio Homes LLC
Village Pines Patio Homes LLC
Grant Deed
related
$2,775,000 · Jpmorgan Chase Bank NA
Jul 11, 2012
—
Village Pines Patio Homes LLC
Tn Investments Props LLC
Grant Deed
—
Nov 12, 2010
—
Tn Investments Properties LLC
Tn Investments Properties LLC
Quit Claim Deed
related
—
Jun 28, 2010
—
Tn Investments Properties LLC
Tn Investments Properties LLC
Quit Claim Deed
related
$2,170,000 · Capitalsource Bank
Nov 24, 2009
—
Tn Invesments Properties LLC
Hernandez,robert W
Grant Deed
$2,400,000 · Robert W Hernandez
Apr 29, 2002
$2,700,000
Robert W Hernandez
Holmberg Berg
Grant Deed
$1,991,250 · California Federal Bank
Jun 16, 2000
$1,760,000
Holmberg Trust
Bailey Trust
Grant Deed
$1,320,000 · Jackson Federal Bank
Feb 1, 1995
—
Joseph Bailey
Bailey,
Quit Claim Deed
related
—
—
—
Bailey Trust
—
Deed Of Trust
related
$840,000 · Home Savings Of America
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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