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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Apartment buildings
10952 Palma Vis Ave Garden Grove, CA 92840-1350
Individually Owned
Absentee Owner
Property ID
US09-2601174
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
3,788 SF
Lot
0.22 ac (9,732 SF)
APN
089-652-13
UPID
US09-2601174
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
$870k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$720k
Owner & transaction history
Minh Van Tran
Minh Van Tran
since 2026
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%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,130,000
Change: -7% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,000,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$190 / 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
$11,669
Tax year 2024
Assessed value
$849,014
Assessed 2024
Previous assessed
$849,014
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$603,640
Assessed improvement
$245,374
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
6
Total area
3,788 SF
Lot
0.22 ac (9,732 SF)
APN
089-652-13
UPID
US09-2601174
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
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES
WAREHOUSE, STORAGE
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
6
Lot
0.22 ac
Current owner
From public records · entity-resolved
Minh Van Tran
Individual
Mailing address
5400 E THE TOLEDO UNIT #701, LONG BEACH, CA 90803-3931
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2026
$2,065,000
Minh Van Tran
Marilyn M Jorgensen Trust
Grant Deed
$1,135,000 · Jpmorgan Chase Bank NA
Jan 12, 2022
—
Marilyn Jorgensen
—
Deed
related
$1,135,000 · Jpmorgan Chase Bank NA
Sep 18, 2019
—
Marilyn Jorgensen
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
Aug 5, 2014
—
Marilyn Jorgensen
Marilyn M Jorgensen
Intrafamily Transfer
related
$1,025,000 · Jpmorgan Chase Bank NA
Jun 5, 2013
$1,406,500
Jorgensen,marilyn M Trust
Powers,keith W
Grant Deed
$913,000 · Cohn Gerald Trust (pt)
Oct 6, 2011
$1,266,000
Keith W Powers
Chung Kim Ju
Grant Deed
—
Dec 20, 2005
$1,524,000
Ju C Kim
Gordon Trust
Grant Deed
$300,000 · United Commercial Bank
Jul 30, 1996
—
Michael Gordon
Gordon,
Quit Claim Deed
related
—
Mar 12, 1993
—
Philip H Mcnamee
Badalian,gregory
Grant Deed
related
—
Apr 27, 1989
$80,000
Gregory Badalian
Village Vista Ma
Grant Deed
related
$65,000 · Village Vista Ma
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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