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Property profile & analytics
OFF-MARKET
Estimated value
$2,095,000
Retail space
10541 Bolsa Ave, Garden Grove, CA 92843-5251
Trust Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2945625
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Total area
10,650 SF
Lot
1.22 ac (53,326 SF)
APN
099-513-31
UPID
US09-2945625
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
-
Tan Cang Newport Seafood Restaurant - Garden Grove, CA Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$2.10M
Owner & transaction history
Tran N D D Living Trust · 18 yrs held
Tran N D D Living Trust
since 2007
5 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%
$2,485,000
6.5%
$2,290,000
7%
$2,130,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,180,000
Current use
WAREHOUSE, STORAGE
$2,815,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.10M
Range $1.89M – $2.30M · ±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
$197 / 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
$56,558
Tax year 2024
Assessed value
$3,888,014
Assessed 2024
Previous assessed
$3,888,014
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$3,254,363
Assessed improvement
$633,651
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1961
Heating
NONE
Stories
1
Units
9
Total area
10,650 SF
Lot
1.22 ac (53,326 SF)
APN
099-513-31
UPID
US09-2945625
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
$3.2M
WAREHOUSE, STORAGE
Est. value
$2.8M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1961
Heating
NONE
Stories
1
Units
9
Lot
1.22 ac
Current owner
From public records · entity-resolved
Tran N D D 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
2007
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
Oct 31, 2007
—
Tran N D D Living Trust
Dinh,tung T
Grant Deed
related
—
Nov 17, 2006
$2,960,000
Tung T Dinh
Rosner 1984 Trust
Grant Deed
$600,000 · Rosner 1984 Trust
Aug 1, 2006
—
Rosner 1984 Trust
Rosner,alice
Quit Claim Deed
related
—
Jul 28, 2006
—
Rosner,alice
Rosner,arthur M
Affidavit Of Death
related
—
—
—
Tran N D Dinh Living Trust
—
Deed Of Trust
related
$2,704,000 · East West Bank
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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