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Property profile & analytics
OFF-MARKET
Estimated value
$2,270,000
Warehouses
11942 Western Ave, Garden Grove, CA 92841
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0966540
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Total area
8,184 SF
Lot
0.37 ac (16,126 SF)
APN
131-601-12
UPID
US09-0966540
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
$1.94M
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$2.27M
Owner & transaction history
Creative Acc INC
Creative Acc INC
since 2025
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+62.2%
Apartment house (5+ units)
$3.1M
+44.7%
Auto repair, garage
$3.1M
+41.2%
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%
$2,100,000
6.5%
$1,940,000
7%
$1,800,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,165,000
Current use
OFFICE BUILDING
$3,510,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,130,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,055,000
Change: +41% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,485,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$2.27M
Range $2.04M – $2.50M · ±10% · vs last sale $2.70M (Jun 24 2025)
Last sale anchor
$2.70M
Jun 24 2025
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
$277 / 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
$10,644
Tax year 2024
Assessed value
$858,362
Assessed 2024
Previous assessed
$858,362
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$466,365
Assessed improvement
$391,997
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1969
Heating
NONE
Stories
1
Units
5
Total area
8,184 SF
Lot
0.37 ac (16,126 SF)
APN
131-601-12
UPID
US09-0966540
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
WAREHOUSE, STORAGE Current
Est. value
$2.2M
OFFICE BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
1969
Heating
NONE
Stories
1
Units
5
Lot
0.37 ac
Current owner
From public records · entity-resolved
Creative Acc INC
Entity
Mailing address
24911 LARSON RD, MONROE, OR 97456-8713
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2025
—
Creative Acc INC
Ferkon Western Ave LLC
Deed
$1,125,000 · Business Finance Capital
Sep 24, 2025
$2,701,500
Ferkon Western Ave LLC
Kughn Family Revocable Trust
Grant Deed
$1,368,115 · First Citizens Bank & Trust Co
Jan 9, 2002
$585,000
Kughn Trust
Carmack Trust
Grant Deed
$135,000 · Pacific Liberty Bank
Apr 27, 1995
—
Charles Carmack
Carmack,
Quit Claim Deed
related
—
Jan 26, 1993
—
Carmack,trust
—
—
related
$55,000 · Community Thrift & Loan
—
—
Carmack Trust
—
Deed Of Trust
related
$85,000 · Community Thrift & Loan
—
—
Carmack Trust
—
Deed Of Trust
related
—
—
—
Charles H Carmack
—
Deed Of Trust
related
$150,000 · Community Thrift & Loan
—
—
Charles H Carmack
—
Deed Of Trust
related
$22,000 · Corporate Capita
—
—
Charles Carmack
—
Deed Of Trust
related
$22,000 · Bank Of Beverly Hills
—
—
Carmack Trust
—
Deed Of Trust
related
$55,031 · Community Thrift & Loan
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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