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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Retail space
12082 Brookhurst St Garden Grove, CA 92840-2815
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3164575
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Total area
2,000 SF
Lot
0.16 ac (7,164 SF)
APN
089-453-26
UPID
US09-3164575
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
-
Eye Q Optometry (Bike/Boat/Book/etc) Store
-
Dr. Christyn Mai Physician
-
Christyn Nganha Mai Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$770k
Owner & transaction history
Christyn Mai · 3 yrs held
Christyn Mai
since 2022
Last sale
$798,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$940,000
+57.1%
Office building
$860,000
+43.6%
Auto repair, garage
$745,000
+25.0%
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
$760,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$595,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$940,000
Change: +57% · Conversion: Moderate
OFFICE BUILDING
$860,000
Change: +44% · Conversion: Easy
AUTO REPAIR, GARAGE
$745,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: +9% · Conversion: Easy
WAREHOUSE, STORAGE
$530,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $798k (Nov 4 2022)
Last sale anchor
$798k
Nov 4 2022
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
$385 / 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
$10,907
Tax year 2024
Assessed value
$890,182
Assessed 2024
Previous assessed
$890,182
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$641,423
Assessed improvement
$248,759
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
1957
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
0.16 ac (7,164 SF)
APN
089-453-26
UPID
US09-3164575
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
$595,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$940,000
OFFICE BUILDING
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$745,000
COMMERCIAL (GENERAL)
Est. value
$655,000
WAREHOUSE, STORAGE
Est. value
$530,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1957
Heating
NONE
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Christyn Mai
Individual
Mailing address
19312 NEWHAVEN LN, HUNTINGTON BEACH, CA 92646-2114
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2022
—
Christyn Mai
Christyn Mai
Intrafamily Transfer
related
—
Oct 10, 2018
—
Christyn Mai
—
Deed
related
$584,000 · Vision One Cu
Jun 11, 2018
$798,000
Christyn Mai
Cao,nam T N
Grant Deed
—
Jul 9, 2014
$605,000
Namtran N Cao
Sitwala,rajiv
Grant Deed
—
Sep 22, 2006
—
Rajiv Sitwala
Preeti Sitwala
Intrafamily Transfer
related
$600,000 · Washington Mutual Bank
Jul 26, 1993
$155,000
Pajiv Sitwala
Donovan,janet B
Grant Deed
$105,995 · Wells Fargo Bank
—
—
Christyn Mai
—
Deed Of Trust
related
$584,000 · Vision One Cu
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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