Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,370,000
Apartment buildings
10802 Palma Vis Ave Garden Grove, CA 92840-1340
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-3267173
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
5,025 SF
Lot
0.22 ac (9,611 SF)
APN
089-652-03
UPID
US10-3267173
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
$2.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.28M
Blend (final)
Blend
$2.37M
Owner & transaction history
10802 Apt LLC
10802 Apt LLC
since 2025
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+113.6%
Neighborhood: shopping center
$2.4M
+46.8%
Office building
$2.2M
+34.3%
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
$2,410,000
ML approach
$2,415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,605,000
Current use
RESTAURANT
$3,430,000
Change: +114% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,355,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$2,155,000
Change: +34% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,875,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,640,000
Change: +2% · Conversion: Moderate
RETAIL STORES
$1,500,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$2.37M
Range $2.13M – $2.61M · ±10% · vs last sale $2.33M (Jul 21 2025)
Last sale anchor
$2.33M
Jul 21 2025
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
$472 / 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
$26,492
Tax year 2024
Assessed value
$2,070,600
Assessed 2024
Previous assessed
$2,070,600
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,866,383
Assessed improvement
$204,217
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
Off-Market
Year built
1961
Heating
NONE
Stories
2
Units
8
Total area
5,025 SF
Lot
0.22 ac (9,611 SF)
APN
089-652-03
UPID
US10-3267173
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
$1.6M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
8
Lot
0.22 ac
Current owner
From public records · entity-resolved
10802 Apt LLC
Entity
Mailing address
52 COPPER CRK, IRVINE, CA 92603-0305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2025
$2,330,000
10802 Apt LLC
Rs Real Estate Plus
Grant Deed
$1,514,500 · Everbank NA
May 21, 2024
—
Rs Real Estate Plus
—
Deed
related
$1,400,000 · Ctbc Bank Corp USA
Mar 24, 2023
$2,030,000
Rs Real Estate Plus
Ttg Investment INC
Grant Deed
$1,300,000 · Gorengreiner Family Trust
Oct 30, 2015
—
Ttg Investment INC
Gustin Timothy & T D Trust
Quit Claim Deed
—
Oct 6, 2015
$1,000,000
Timothy M Gustin
Palma Vista Apartments LLC
Grant Deed
$600,000 · East West Bank
Aug 6, 2013
—
Chun Y Kim
Kim,yeong J & Chun Y
Quit Claim Deed
related
—
Feb 4, 2013
—
Chun Y Kim
Kim,yeong J & Chun Y
Quit Claim Deed
related
—
Jun 11, 2010
—
Palma Vista Apartments LLC
Vu,eric
Grant Deed
—
May 19, 2010
$782,500
Eric Vu
Tran,bernard K & Maria P
Grant Deed
$469,500 · East West Bank
Apr 5, 2006
$1,035,000
Bernard K Tran
Kim,yeong J
Grant Deed
$610,000 · Fullerton Community Bank Fsb
Mar 11, 2005
$1,914,500
Yeong J Kim
Ratanjee,kokrai
Grant Deed
$1,289,500 · Kokrai Ratanjee
May 28, 2004
—
Anand Patel
Naranji Partnership
Grant Deed
related
—
Nov 25, 2003
$1,600,000
Kokrai Ratanjee
Nguyen,catherine
Grant Deed
$1,112,900 · Bu Y & Hong J Lee
Nov 25, 2002
—
Van Duong
Nguye
Grant Deed
related
—
Jun 23, 1989
—
Antom Computer I
Village Vista Ma
Trustees Deed
related
—
Jun 23, 1989
$198,500
Lee Bu Y & Hong
Antom Computer
Trustees Deed
related
$69,000 · Village Vista Ma
—
—
Yeong J Kim
—
Deed Of Trust
related
$650,000 · Fullerton Community Bank Fsb
—
—
Yeong J Kim
—
Deed Of Trust
related
$650,000 · Fullerton Community Bank Fsb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 10802 Palma Vis Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
