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    10761 Palma Vista Ave Garden Grove, CA 92840
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    Property profile & analytics

    10761 Palma Vista Ave, Garden Grove, CA 92840

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    • Apartment buildings
    • 3,789 SF
    • 0.22 lot acres
    For Sale
    $1,950,000
    View Listing →
    Garden Grove Multifamily Investment For Sale
    $1,950,000

    Garden Grove Multifamily Investment

    Multifamily property for sale in Garden Grove, California.

    10761 Palma Vista Ave, Garden Grove, CA 92840
    View Listing
    Property ID
    US10-3218999
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    3.3%
    Apartment buildings
    Location Intelligence

    Current Use by Public Records

    • Apartment buildings

    Property Details for 10761 Palma Vista Ave

    Year built
    1961
    Lot size
    0.22 lot acres
    Property type
    Apartment buildings
    APN
    089-651-04
    APU
    8965104

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Nov 27, 2024 — Dodd Properties LLC — Deed · related $1.1M · First Foundation Bank
    Aug 2, 2023 $1,440,000 Dodd Properties LLC Nicholas Latimer Grant Deed $936k · Rubicon Mortgage Fund LLC
    Nov 15, 2018 — Nicholas Latimer — Deed · related $500k · 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 $430k · 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 $350k · Downey S & L (wholesale)
    Apr 28, 1989 $99,000 Ananth Jambur Village Vista Ma Grant Deed · related $46k · Village Vista Ma
    — — Keith J Jorgensen — Deed Of Trust · related $47k · Kenneth W Gunn
    — — Nicholas Latimer — Deed Of Trust · related $33k · Dale K & Shawn P Gerling

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,710,000
      ML approach
      $1,680,000

    • 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

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Garden Grove
    County
    Orange
    State
    California
    Longitude
    -117.945
    Latitude
    33.8003
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $18,558
    $1,200,000
    $240,000
    $1,440,000
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,150,000
      6,625 SF

      13042 Allard Ave

      APARTMENT HOUSE (5+ UNITS)
      13042 Allard Ave, Garden Grove, CA 92840-4300
      View Details
    • Value Estimation
      $690,000
      5,120 SF

      12561 Kensington Ln

      APARTMENT HOUSE (5+ UNITS)
      12561 Kensington Ln, Garden Grove, CA 92840-4921
      View Details
    • Value Estimation
      $1,025,000
      5,121 SF

      12562 Shelley Dr

      APARTMENT HOUSE (5+ UNITS)
      12562 Shelley Dr, Garden Grove, CA 92840-4937
      View Details
    • Value Estimation
      $1,025,000
      5,121 SF

      12572 Shelley Dr

      APARTMENT HOUSE (5+ UNITS)
      12572 Shelley Dr, Garden Grove, CA 92840-4936
      View Details
    • Value Estimation
      $3,265,000
      26,718 SF

      10242 Stanford Ave

      APARTMENT HOUSE (5+ UNITS)
      10242 Stanford Ave, Garden Grove, CA 92840-4801
      View Details
    • Value Estimation
      $920,000
      5,025 SF

      10812 Palma Vis Ave

      APARTMENT HOUSE (5+ UNITS)
      10812 Palma Vis Ave, Garden Grove, CA 92840-1341
      View Details

    Similar Nearby for Sale

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      12-Unit Income Opportunity in Garden Grove

      Dual-parcel, 12-unit income property in a prime Orange County location.
      12905 Palm St, Garden Grove, CA 92840
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    • $4,550,000

      Garden Grove Multifamily Investment Opportunity

      16-unit apartment portfolio in Garden Grove, Orange County.
      10851-10861 Palma Vista Ave, Garden Grove, CA 92840
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      7,576 SF

      Garden Grove Multifamily Investment

      Multifamily complex in central Orange County with income upside.
      10932 Palma Vista Ave, Garden Grove, CA 92840
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      Garden Grove Multifamily Investment Opportunity

      Four-unit multifamily property in Garden Grove with value-add potential.
      10322 Park Ave, Garden Grove, CA 92840
      View Details
    • $1,749,000

      Turnkey Four-Unit Townhome Investment

      Fully occupied four-unit townhome in prime Orange County location.
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    Similar Nearby for Lease

    • Contact for pricing
      4,995 SF

      Industrial Space with Fenced Yard

      Multi-tenant industrial building with a large fenced yard.
      10692-10694 Stanford Ave, Garden Grove, CA 92840
      View Details
    • $5,000 /Mo
      2,500 SF

      Garden Grove Commercial Space Available

      Prime commercial unit in Garden Grove with high visibility.
      10622 Katella, Garden Grove, CA 92840
      View Details
    • Contact for pricing
      7,443 SF

      Retail/Industrial Showroom Space Available

      Retail/industrial and showroom space available for lease.
      12972 Chapman Ave, Garden Grove, CA 92840
      View Details
    • Contact for pricing
      2,878 SF

      Freestanding Building Ideal for Retail

      Freestanding building suitable for retail, office, or fitness uses.
      10102 Stanford Ave, Garden Grove, CA 92840
      View Details
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    Garden Grove, CA 92840
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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