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Property profile & analytics
FOR SALE
Apartment buildings
10761 Palma Vista Ave Garden Grove, CA 92840
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US10-3218999
For Sale
1 / 8
$1,950,000
10761 Palma Vista Ave, Garden Grove, CA 92840
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
3,789 SF
Lot
0.22 ac (9,746 SF)
APN
089-651-04
UPID
US10-3218999
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.57M
Owner & transaction history
Dodd Properties LLC · 2 yrs held
Dodd Properties LLC
since 2023
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+46.8%
Office building
$1.6M
+34.3%
Auto repair, garage
$1.4M
+16.9%
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
$1,710,000
ML approach
$1,680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,210,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,775,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$1,625,000
Change: +34% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,415,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,235,000
Change: +2% · Conversion: Moderate
RETAIL STORES
$1,130,000
Change: -7% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,000,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.57M
Range $1.41M – $1.73M · ±10% · vs last sale $1.44M (Aug 2 2023)
Last sale anchor
$1.44M
Aug 2 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
$414 / 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
$18,558
Tax year 2024
Assessed value
$1,440,000
Assessed 2024
Previous assessed
$1,440,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$240,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1961
Heating
NONE
Stories
2
Units
6
Total area
3,789 SF
Lot
0.22 ac (9,746 SF)
APN
089-651-04
UPID
US10-3218999
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2
Units
6
Lot
0.22 ac
Current owner
From public records · entity-resolved
Dodd Properties LLC
Entity
Mailing address
234 PROSPECT ST, NEWPORT BEACH, CA 92663-1940
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
—
Dodd Properties LLC
—
Deed
related
$1,065,000 · First Foundation Bank
Aug 2, 2023
$1,440,000
Dodd Properties LLC
Nicholas Latimer
Grant Deed
$936,000 · Rubicon Mortgage Fund LLC
Nov 15, 2018
—
Nicholas Latimer
—
Deed
related
$500,000 · Federal Savings Bank
Jun 23, 2008
—
Latimer N & J Family Trust
Latimer,nicholas & Joann
Quit Claim Deed
related
—
Oct 27, 2004
$729,000
Nicholas Latimer
Jorgensen,keith
Grant Deed
$430,000 · Washington Mutual Fsb
May 21, 2003
—
Keith Jorgense
Jorgensen,kini K
Quit Claim Deed
related
—
May 21, 2003
$545,000
Keith Jorgense
Ananth,jambur & Kamala
Grant Deed
$350,000 · Downey S & L (wholesale)
Apr 28, 1989
$99,000
Ananth Jambur
Village Vista Ma
Grant Deed
related
$46,000 · Village Vista Ma
—
—
Keith J Jorgensen
—
Deed Of Trust
related
$46,500 · Kenneth W Gunn
—
—
Nicholas Latimer
—
Deed Of Trust
related
$33,000 · Dale K & Shawn P Gerling
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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