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Property profile & analytics
OFF-MARKET
Estimated value
$7,650,000
Grocery and convenience stores
11072 Magnolia St, Garden Grove, CA 92841-1028
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1045693
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1972
Total area
31,450 SF
Lot
2.58 ac (112,476 SF)
APN
132-061-31
UPID
US09-1045693
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
-
99 Cents Only Stores Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.65M
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
$7.58M
Blend (final)
Blend
$7.65M
Owner & transaction history
Kmj Investment Corp · 2 yrs held
Kmj Investment Corp
since 2024
Last sale
$7.7M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$12.0M
+28.1%
Auto repair, garage
$11.7M
+25.0%
Industrial (general)
$9.6M
+1.7%
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
$7,650,000
ML approach
$7,650,000
CAP Approach
CAP Return
Estimation
6%
$7,330,000
6.5%
$6,765,000
7%
$6,285,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,395,000
Current use
APARTMENT HOUSE (5+ UNITS)
$12,035,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,745,000
Change: +25% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,550,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$7.65M
Range $6.89M – $8.42M · ±10% · vs last sale $7.65M (Jan 25 2024)
Last sale anchor
$7.65M
Jan 25 2024
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
$243 / 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
$69,456
Tax year 2024
Assessed value
$5,632,276
Assessed 2024
Previous assessed
$5,632,276
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,898,162
Assessed improvement
$2,734,114
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1972
Heating
NONE
Stories
1
Units
7
Total area
31,450 SF
Lot
2.58 ac (112,476 SF)
APN
132-061-31
UPID
US09-1045693
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 Current
Est. value
$9.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.0M
AUTO REPAIR, GARAGE
Est. value
$11.7M
INDUSTRIAL (GENERAL)
Est. value
$9.6M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1972
Heating
NONE
Stories
1
Units
7
Lot
2.58 ac
Current owner
From public records · entity-resolved
Kmj Investment Corp
Entity
Mailing address
10302 SHERWOOD CIR, VILLA PARK, CA 92861-4513
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 25, 2024
$7,650,000
Kmj Investment Corp
Intelli LLC
Grant Deed
$3,901,500 · Velocity Commercial Capital LLC
Jan 25, 2024
—
New America Beauty Edu Corp
Kmj Investment Corp
Lease
$2,368,000 · California Statewide Certified Developme
Oct 5, 2018
$5,150,000
Intelli LLC
Decmac II LLC
Grant Deed
$2,925,000 · East West Bank
Apr 10, 2009
$5,000,000
Decmac II LLC
Gon-rey II
Grant Deed
$3,250,000 · Union Bank Of California
Apr 28, 1989
—
Cal Lutheran Edu
Pearson Clifford
Grant Deed
related
—
—
—
LP Gon-rey II
—
Deed Of Trust
related
$1,500,000 · Orange Community 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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