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Property profile & analytics
OFF-MARKET
Estimated value
$11,010,000
Industrial properties
10871 Forbes Ave, Garden Grove, CA 92843-6507
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3234010
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1989
Total area
38,464 SF
Lot
1.78 ac (77,440 SF)
APN
099-181-85
UPID
US10-3234010
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
-
Nail Cost Inc. Big Box & Wholesale Store Cosmetic Store
-
Nail Lacquer MSDS 02 FB Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.86M
CAP Approach
CAP
$7.51M
Comparable Approach
Comparable
$10.95M
Blend (final)
Blend
$11.01M
Owner & transaction history
Vitals International Group · 2 yrs held
Vitals International Group
since 2023
Last sale
$13.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$18.0M
+115.2%
Commercial (general)
$17.2M
+105.7%
Office building
$16.5M
+96.9%
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
$10,950,000
ML approach
$8,855,000
CAP Approach
CAP Return
Estimation
6%
$8,135,000
6.5%
$7,510,000
7%
$6,970,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,385,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$18,045,000
Change: +115% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,245,000
Change: +106% · Conversion: Difficult
OFFICE BUILDING
$16,500,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,360,000
Change: +71% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,205,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$11,490,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$11.01M
Range $9.91M – $12.11M · ±10% · vs last sale $13.90M (Nov 2 2023)
Last sale anchor
$13.90M
Nov 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
$286 / 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
$171,803
Tax year 2024
Assessed value
$13,900,000
Assessed 2024
Previous assessed
$13,900,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$11,719,404
Assessed improvement
$2,180,596
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1989
Heating
NONE
Total area
38,464 SF
Lot
1.78 ac (77,440 SF)
APN
099-181-85
UPID
US10-3234010
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
INDUSTRIAL (GENERAL) Current
Est. value
$8.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.0M
COMMERCIAL (GENERAL)
Est. value
$17.2M
OFFICE BUILDING
Est. value
$16.5M
AUTO REPAIR, GARAGE
Est. value
$14.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.2M
RETAIL STORES
Est. value
$11.5M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1989
Heating
NONE
Lot
1.78 ac
Current owner
From public records · entity-resolved
Vitals International Group
Entity
Mailing address
10781 FORBES AVE, GARDEN GROVE, CA 92843-4977
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2023
—
Vitals International Group
Forbes Gg LLC
Lease
$5,499,000 · California Statewide Certified Developme
Nov 2, 2023
$13,900,000
Forbes Gg LLC
B8 Garden Owner LLC
Grant Deed
$7,280,000 · City First Bank Of Dc NA
Oct 1, 2019
$7,750,000
B8 Garden Owner LLC
Forbes Gg LLC
Grant Deed
—
Aug 31, 2017
$5,430,000
Forbes Gg LLC
Forbes Street LLC
Grant Deed
$3,700,000 · Sunwest Bank
Sep 27, 2005
$4,750,000
Forbes Street LLC
Byrnes Thier & Sapp
Grant Deed
$625,000 · California National Bank
Dec 22, 2003
$2,662,500
Thier Byrnes
Pyramid Optical Corp
Grant Deed
$2,200,000 · California National Bank
Dec 22, 1989
$2,488,500
Pyramid Optical
Signal Landmark
Grant Deed
—
—
—
Forbes Street LLC
—
Deed Of Trust
related
$3,225,000 · Principal Life Insurance Co
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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