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Property profile & analytics
OFF-MARKET
Estimated value
$2,995,000
Community centers
10320 Westminster Ave, Garden Grove, CA 92843-4813
Trust Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2189128
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1965
Total area
25,000 SF
Lot
2.42 ac (105,288 SF)
APN
099-381-19
UPID
US09-2189128
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
-
Jerrys Liquor (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
CoinFlip Bitcoin ATM Currency Exchange Service Investment Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$3.00M
Owner & transaction history
Tran N D Dinh Living Trust · 13 yrs held
Tran N D Dinh Living Trust
since 2013
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.00M
Range $2.70M – $3.29M · ±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
$120 / 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
$150,583
Tax year 2024
Assessed value
$10,367,985
Assessed 2024
Previous assessed
$10,367,985
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$7,605,888
Assessed improvement
$2,762,097
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Units
24
Total area
25,000 SF
Lot
2.42 ac (105,288 SF)
APN
099-381-19
UPID
US09-2189128
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
1965
Heating
NONE
Stories
1
Units
24
Lot
2.42 ac
Current owner
From public records · entity-resolved
Tran N D Dinh Living Trust
Trust
Mailing address
10441 CIRCULO DE JUAREZ, FOUNTAIN VALLEY, CA 92708-3752
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2018
—
Tran,nd D Living Trust
—
Deed
related
—
May 15, 2018
—
Tran,nd D Living Trust
—
Deed
related
$3,000,000 · East West Bk
Mar 28, 2013
$8,500,000
Tran N D Dinh Living Trust
Westgrove Plaza
Grant Deed
$4,950,000 · East West Bank
Mar 21, 2013
—
Westgrove Plaza
Lee 2012 Family Trust
Grant Deed
—
Dec 27, 2012
—
Lee 2012 Family Trust
Lee,kwok K & Chui C M
Quit Claim Deed
related
—
Jun 27, 2012
—
Lee Family Trust
Lee,kwok K & Chui C M
Quit Claim Deed
—
Mar 31, 1994
—
Westgrove Plaza
Fong,
Trustees Deed
related
—
Mar 31, 1994
$65,000
Westgrove Plaza
Fong,share Q & Y
Trustees Deed
related
—
—
—
Westgrove Plaza
—
Deed Of Trust
related
$200,000 · Lee Trust
—
—
Westgrove Plaza
—
Deed Of Trust
related
$1,000,000 · United Commercial Bank
—
—
Tran,nd D Living Trust
—
Loan Modification
related
—
—
—
Tran,nd D Living Trust
—
Loan Modification
related
$3,000,000 · East West Bk
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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