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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Retail space
10702 Gdn Grv Blvd Garden Grove, CA 92843-1133
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2282584
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Total area
10,400 SF
Lot
0.74 ac (32,136 SF)
APN
099-082-23
UPID
US09-2282584
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
-
The Tray Fusion Grill Restaurant
-
Garden Fresh Beef Jerky Food Processing Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$757k
Blend (final)
Blend
$610k
Owner & transaction history
William Tseng Weinan · 3 yrs held
William Tseng Weinan
since 2023
Last sale
$625,000
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
$615,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $625k (Feb 14 2023)
Last sale anchor
$625k
Feb 14 2023
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
$59 / 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
$32,579
Tax year 2024
Assessed value
$2,293,089
Assessed 2024
Previous assessed
$2,293,089
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,687,401
Assessed improvement
$605,688
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
1950
Heating
NONE
Stories
1
Units
3
Total area
10,400 SF
Lot
0.74 ac (32,136 SF)
APN
099-082-23
UPID
US09-2282584
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
1950
Heating
NONE
Stories
1
Units
3
Lot
0.74 ac
Current owner
From public records · entity-resolved
William Tseng Weinan
Individual
Free & Clear · 3 yrs held
Mailing address
4902 N CAMINITO EXQUISITO AVE STE #206, SAN DIEGO, CA 92130-2839
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2023
—
William Tseng Weinan
William Tseng Weinan
Intrafamily Transfer
related
—
Nov 16, 2022
—
William Tseng Weinan
William Tseng Weinan
Intrafamily Transfer
related
—
Dec 22, 2017
—
Tseng,lih-chu Family Trust 2017
Tseng Lih-chu Family Trust
Quit Claim Deed
related
—
Nov 26, 2014
—
Cecilia S Wu
Wu Elizabeth & Edward Trust
Quit Claim Deed
related
—
Feb 2, 2010
—
Chang Chien-kuo & Y C Trust
Chang C & Y C Trust
Quit Claim Deed
related
—
Jan 31, 2007
—
Tseng Lih-chu Family Trust
Tseng,lih-chu
Quit Claim Deed
related
—
Oct 24, 2006
—
Wu Edward & Elizabeth Trust
Wu,elizabeth I L
Quit Claim Deed
related
—
Jun 16, 2005
—
Tseng Lih-chu Trust
Tseng,lih-chu
Quit Claim Deed
related
—
Sep 29, 1988
$625,000
Tseng Kuoching
Wareh Faik Z
Grant Deed
—
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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