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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Retail space
10488 Vly Vw St Buena Park, CA 90620-4441
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0192994
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Total area
6,381 SF
Lot
0.56 ac (24,597 SF)
APN
134-421-20
UPID
US09-0192994
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
-
Ramen & Tsukemen TAO Restaurant
-
Western Union Bank Credit Union
-
7-Eleven Grocery & Convenience Store
-
AMPM Chimney Sweep & Fireplace General Contractor Renovation Specialist
-
Regal Plumbers Buena Park Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.23M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.97M
Owner & transaction history
The Hae Ju Chang Revocable Living T
The Hae Ju Chang Revocable Living T
since 2025
4 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 Buena Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buena Park 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%
$2,415,000
6.5%
$2,230,000
7%
$2,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,110,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,995,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,845,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$2,740,000
Change: -12% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,585,000
Change: -17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,580,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±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
$308 / 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
$38,077
Tax year 2024
Assessed value
$3,011,471
Assessed 2024
Previous assessed
$3,011,471
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,694,568
Assessed improvement
$1,316,903
Applied tax rate
14.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Total area
6,381 SF
Lot
0.56 ac (24,597 SF)
APN
134-421-20
UPID
US09-0192994
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
RETAIL STORES Current
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
1984
Heating
NONE
Stories
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
The Hae Ju Chang Revocable Living T
Individual
Mailing address
17439 NIAGARA AVE, CERRITOS, CA 90703-8338
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2025
—
The Hae Ju Chang Revocable Living T
Hae Ju Chang
Deed
related
—
Jul 2, 2004
$2,200,000
Hae J Chang
Moon,hang U & Yeo H
Grant Deed
$1,400,000 · Hanmi Bank
Sep 10, 2002
$1,750,000
Moon,tr
Kamburov,svetozar
Grant Deed
$1,225,000 · California Chohung Bank
Apr 2, 1998
$1,450,000
Svetozar Kamburov
Minnick,r S & Jan W
Grant Deed
$800,000 · Quaker City Federal S & L
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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