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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Retail space
12112 Brookhurst St, Garden Grove, CA 92840-2844
Entity Owned
9-yr Hold
Free & Clear
Property ID
US10-3224977
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Total area
5,700 SF
Lot
0.33 ac (14,325 SF)
APN
089-453-46
UPID
US10-3224977
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
-
H L Tax & Travel Services Travel Agency
-
TT Tax and Accounting Services Inc Accounting Firm Tax Preparation
-
Foreverus Bridal Boutique Clothing & Fashion Store
-
TIN NGHIA TNMONEX Bank Credit Union
-
PhoneRehab Electronics & Wireless Store Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$700k
Blend (final)
Blend
$1.04M
Owner & transaction history
Vcb Money INC · 9 yrs held
Vcb Money INC
since 2017
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%
$1,330,000
6.5%
$1,225,000
7%
$1,140,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,705,000
Current use
INDUSTRIAL (GENERAL)
$1,510,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$182 / 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
$18,566
Tax year 2024
Assessed value
$1,450,730
Assessed 2024
Previous assessed
$1,450,730
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,024,046
Assessed improvement
$426,684
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
1960
Heating
NONE
Stories
1
Units
2
Total area
5,700 SF
Lot
0.33 ac (14,325 SF)
APN
089-453-46
UPID
US10-3224977
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
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
RETAIL STORES Current
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
1960
Heating
NONE
Stories
1
Units
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Vcb Money INC
Entity
Free & Clear · 9 yrs held
Mailing address
12112 BROOKHURST ST STE #11, GARDEN GROVE, CA 92840-2829
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2017
$1,275,000
Vcb Money INC
Silo Southeast Holdings LLC
Grant Deed
—
Aug 20, 2015
$1,225,000
Silo Southeast Holdings LLC
Tao Tai LLC
Grant Deed
—
Sep 17, 2012
$1,025,000
Tao Tai LLC
Olh Investment LLC
Grant Deed
$512,500 · Wells Fargo Bank NA
Mar 27, 2007
$800,000
Olh Investment LLC
Nguyen,lan Q T
Grant Deed
$400,000 · Cathay Bank
Oct 12, 2004
$910,000
Lan Q T Nguyen
Dang,khanh
Grant Deed
$595,000 · Velocity Commercial Capital
Oct 12, 2004
—
Lan Q T Nguyen
Vannguyen,trong
Quit Claim Deed
related
—
Sep 10, 2003
$755,000
Khanh Dang
Koukladas,k
Grant Deed
$260,000 · K Koukladas
—
—
Dennis Olivieri
—
Deed Of Trust
related
$260,000 · Individual
—
—
Tao Tai LLC
—
Deed Of Trust
related
$512,500 · Wells Fargo 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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