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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Car washes
10711 Westminster Ave, Garden Grove, CA 92843-4913
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3244182
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1955
Total area
1,600 SF
Lot
0.34 ac (15,001 SF)
APN
099-504-45
UPID
US09-3244182
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
-
Sparkling Car Wash Car Wash
-
Car wash and vacuums (DIY) Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$889k
Blend (final)
Blend
$1.04M
Owner & transaction history
Paradise Wash LLC · 3 yrs held
Paradise Wash LLC
since 2022
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$750,000
+25.6%
Commercial (general)
$715,000
+20.1%
Office building
$685,000
+14.9%
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
$955,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$715,000
Change: +20% · Conversion: Moderate
OFFICE BUILDING
$685,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±10% · vs last sale $1.20M (Dec 29 2022)
Last sale anchor
$1.20M
Dec 29 2022
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
$650 / 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
$15,406
Tax year 2024
Assessed value
$1,224,000
Assessed 2024
Previous assessed
$1,224,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,168,712
Assessed improvement
$55,288
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1955
Heating
NONE
Stories
1
Units
4
Total area
1,600 SF
Lot
0.34 ac (15,001 SF)
APN
099-504-45
UPID
US09-3244182
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
COMMERCIAL (GENERAL)
Est. value
$715,000
OFFICE BUILDING
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1955
Heating
NONE
Stories
1
Units
4
Lot
0.34 ac
Current owner
From public records · entity-resolved
Paradise Wash LLC
Entity
Mailing address
13702 TABLE ROCK AVE, BAKERSFIELD, CA 93314-8322
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Dec 29, 2022
$1,200,000
Paradise Wash LLC
Caliber Car Wash Group INC
Grant Deed
—
Feb 5, 2021
$1,100,000
Caliber Car Wash Group INC
Green Dots Finance LLC
Grant Deed
$860,000 · First Choice Bank
Feb 5, 2021
—
Green Dots Finance LLC
Anh Kim Thi Nguyen
Grant Deed
—
Dec 14, 2017
—
Charlie Van Pham
Tst Everinvestments LLC
Grant Deed
—
Mar 16, 2017
$1,425,000
Tst Everinvestments LLC
Pham,charlie
Grant Deed
$350,000 · Brownell Family Trust (pt)
Dec 14, 2016
—
Charlie Pham
—
Deed
related
$100,000 · Lieu T Huynh
Feb 16, 2016
$1,100,000
Charlie Pham
Pecoraro,fred
Grant Deed
$700,000 · Kuang C & Hung Y Sun
May 31, 1994
$273,000
Fred Pecoraro
Roudybush,james
Grant Deed
related
$126,000 · Seller
—
—
Charlie Pham
—
Deed Of Trust
related
$100,000 · Lieu T Huynh
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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