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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Apartment buildings
10812 Palma Vis Ave Garden Grove, CA 92840-1341
Individually Owned
7-yr Hold
Absentee Owner
Property ID
US09-0196417
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 (9,612 SF)
APN
089-652-04
UPID
US09-0196417
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
by Request
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$920k
Owner & transaction history
Corneliu Matei · 7 yrs held
Corneliu Matei
since 2018
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,255,000
6.5%
$1,155,000
7%
$1,075,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,500,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,330,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10%
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
$183 / 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
$15,595
Tax year 2024
Assessed value
$1,135,723
Assessed 2024
Previous assessed
$1,135,723
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$751,145
Assessed improvement
$384,578
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 (9,612 SF)
APN
089-652-04
UPID
US09-0196417
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
RETAIL STORES
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
INDUSTRIAL (GENERAL)
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
Corneliu Matei
Individual
Mailing address
304 17TH ST APT D, HUNTINGTON BEACH, CA 92648-4231
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2018
—
Corneliu Matei
Corneliu Matei
Intrafamily Transfer
related
$930,000 · Jpmorgan Chase Bank NA
Aug 20, 2014
—
Matei,corneliu Trust
Matei,corneliu
Quit Claim Deed
related
—
Jan 3, 2014
$945,000
Corneliu Matei
Kim Douglas D & Y S Trust
Grant Deed
—
Jan 3, 2014
—
Young S Kim
Kim,douglas D
Affidavit Of Death
related
—
Aug 20, 2013
—
Kim,douglas D & Young S Trust
Kim,douglas & Young S
Quit Claim Deed
related
—
Oct 31, 2008
—
Douglas D Kim
Kim,douglas D
Quit Claim Deed
related
—
Dec 30, 2004
—
Douglas D Kim
Kim,young S
Quit Claim Deed
related
—
Dec 30, 2004
$910,000
Douglas Kim
Le,alexis
Grant Deed
$595,000 · Washington Mutual Fsb
Oct 18, 2004
—
Alexis Le
Lecarroll,rosaline
Quit Claim Deed
related
—
Sep 8, 2003
—
Carroll Rosaline Le
Carroll,rex D
Quit Claim Deed
related
$180,000 · Access Vina INC
Apr 26, 2002
—
Geoffrey Johnson
John
Quit Claim Deed
related
—
May 18, 2001
$425,000
Geoffrey L Johnson
Newport Relocation Corp
Grant Deed
$440,456 · Scme Mortgage Bankers INC
May 18, 2001
$417,000
Newport Relocation Corp
Armendariz,ricardo & Ha V
Grant Deed
—
Apr 3, 2000
$15,500
Armendariz Ricardo
Nguyen,tuan A & Elizabeth V
Grant Deed
related
—
Feb 27, 1995
$255,000
Nguyen,tuan A & Elizabeth V
California Federal Bank
Trustees Deed
$204,000 · California Federal Bank
Oct 27, 1994
$266,778
Federal National Mortgage Assn
Euclid Associates Ltd
Trustees Deed
related
—
Jun 15, 1989
$198,000
Tae Y Byun
Village Vista Ma
Grant Deed
$90,000 · Village Vista Ma
—
—
Ricardo Armendariz
—
Deed Of Trust
related
$60,000 · Coast Cities Financial
—
—
Ricardo Armendariz
—
Deed Of Trust
related
$245,000 · Southern Pacific Bank
—
—
Tuan A Nguyen
—
Deed Of Trust
related
$60,000 · Homeowners Mortgage & Equity
—
—
Annaloc Management Corp
—
Deed Of Trust
related
$370,300 · Southern Pacific Bank
—
—
Ricardo Armendariz
—
Deed Of Trust
related
$70,000 · Sherry
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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