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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Commercial real estate
10221 Westminster Ave Garden Grove, CA 92843-4820
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1148838
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1973
Total area
6,000 SF
Lot
0.69 ac (30,097 SF)
APN
099-585-13
UPID
US09-1148838
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
-
Chợ Tràm Chim Restaurant
-
Tràm Chim Dê 35 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.79M
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.87M
Owner & transaction history
Quy Lam · 5 yrs held
Quy Lam
since 2021
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.8M
+4.6%
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
$1,765,000
ML approach
$1,785,000
CAP Approach
CAP Return
Estimation
6%
$1,380,000
6.5%
$1,275,000
7%
$1,185,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,690,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,815,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$2,575,000
Change: -4% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,240,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±10% · vs last sale $1.96M (Apr 30 2021)
Last sale anchor
$1.96M
Apr 30 2021
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
$311 / 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
$29,702
Tax year 2024
Assessed value
$2,079,967
Assessed 2024
Previous assessed
$2,079,967
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,687,321
Assessed improvement
$392,646
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
1973
Heating
NONE
Stories
1
Units
2
Total area
6,000 SF
Lot
0.69 ac (30,097 SF)
APN
099-585-13
UPID
US09-1148838
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
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1973
Heating
NONE
Stories
1
Units
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Quy Lam
Individual
Mailing address
16182 MESQUITE CIR, FOUNTAIN VALLEY, CA 92708-1520
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2021
$1,960,000
Quy Lam
Tamara Goldman
Grant Deed
$984,000 · The 1996 Zitter Trust
May 30, 2019
—
Zitter 1996 Trust
Tinnia Zitter
Correction Deed
related
—
Sep 22, 2006
—
Zitter 1996 Trust
Zitter 1996 Trust
Quit Claim Deed
related
—
Aug 3, 2005
—
Zitter Tinnia Tr
Zitter,saul
Affidavit Of Death
related
—
Aug 23, 1996
—
Saul Zitter
Zitter,
Quit Claim Deed
related
—
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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