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Property profile & analytics
OFF-MARKET
Estimated value
$8,680,000
Retail space
10921 Westminster Ave Garden Grove, CA 92843-4929
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1431995
Property summary
AI-generated overview
This exceptional freestanding commercial building, located at 10921-10965 Westminster Avenue in Garden Grove, California, presents a unique opportunity for businesses seeking executive office space. Situated in Orange County, this property boasts a total of 15,374 square feet, offering a blend of retail and office space within a single building. Currently, there is 2,000 square feet of vacant space available, including one large suite of 4,557 square feet, ideal for a variety of business needs. The building's "Little Saigon Square" designation reflects its prominent location within a vibrant and thriving commercial district. The multiple tenancy structure allows for flexibility and potential for collaboration with other businesses. The property's address is 10921-10965 Westminster Avenue, Garden Grove, CA 92843. This prime location offers excellent visibility and accessibility, making it an attractive option for businesses seeking a strong presence in a high-traffic area. The property type is classified as Retail and Office, with a subtype of Executive Office, Commercial, and Freestanding Building. This presents a rare opportunity to secure a well-situated, versatile space in a dynamic and growing market. Contact us today to learn more about this exceptional property and schedule a viewing.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Total area
15,800 SF
Lot
1.27 ac (55,213 SF)
APN
099-362-21
UPID
US09-1431995
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
-
F J Hanshaw Enterprise Inc Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.05M
Blend (final)
Blend
$8.68M
Owner & transaction history
Little Saigon Square Garden Grove L · 6 yrs held
Little Saigon Square Garden Grove L
since 2020
Last sale
$8.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.8M
+128.4%
Neighborhood: shopping center
$7.4M
+57.1%
Commercial (general)
$7.1M
+50.1%
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
$8,765,000
ML approach
$8,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$10,780,000
Change: +128% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,410,000
Change: +57% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,085,000
Change: +50% · Conversion: Easy
OFFICE BUILDING
$6,780,000
Change: +44% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,900,000
Change: +25% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,425,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$8.68M
Range $7.81M – $9.55M · ±10% · vs last sale $8.60M (Jun 23 2020)
Last sale anchor
$8.60M
Jun 23 2020
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
$549 / 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
$75,773
Tax year 2024
Assessed value
$5,284,389
Assessed 2024
Previous assessed
$5,284,389
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$4,610,469
Assessed improvement
$673,920
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Units
10
Total area
15,800 SF
Lot
1.27 ac (55,213 SF)
APN
099-362-21
UPID
US09-1431995
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
RESTAURANT
Est. value
$10.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$7.1M
OFFICE BUILDING
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1973
Heating
NONE
Stories
1
Units
10
Lot
1.27 ac
Current owner
From public records · entity-resolved
Little Saigon Square Garden Grove L
Individual
Mailing address
17165 NEWHOPE ST STE H, FOUNTAIN VALLEY, CA 92708-4230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
—
Little Saigon Square Garden Grove L
—
Deed
related
$4,750,000 · The Golden 1 Cu
Aug 3, 2023
—
Little Saigon Square Garden Grove L
—
Deed
related
$2,000,000 · Pacific Alliance Bank
Jun 23, 2020
$8,600,000
Little Saigon Square Garden Grove L
Fj Hanshaw Enterprises INC
Grant Deed
$4,390,000 · Pacific Alliance Bank
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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