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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Retail space
12172 Brookhurst St, Garden Grove, CA 92840-2817
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3102767
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Total area
2,500 SF
Lot
0.15 ac (6,601 SF)
APN
089-453-34
UPID
US10-3102767
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
-
Q Lounge Restaurant
-
May Xanh Restaurant & Lounge Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$358k
Blend (final)
Blend
$545k
Owner & transaction history
Daleson Capital LLC · 10 yrs held
Daleson Capital LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$815,000
+9.3%
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%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
RETAIL STORES
$745,000
Current use
COMMERCIAL (GENERAL)
$815,000
Change: +9% · Conversion: Easy
WAREHOUSE, STORAGE
$660,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$218 / 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
$14,367
Tax year 2024
Assessed value
$742,772
Assessed 2024
Previous assessed
$742,772
+0.0% YoY
Effective rate
1.93%
On assessed value
Assessed land
$516,461
Assessed improvement
$226,311
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
1958
Heating
NONE
Stories
1
Total area
2,500 SF
Lot
0.15 ac (6,601 SF)
APN
089-453-34
UPID
US10-3102767
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
$745,000
COMMERCIAL (GENERAL)
Est. value
$815,000
WAREHOUSE, STORAGE
Est. value
$660,000
RETAIL STORES Current
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
1958
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Daleson Capital LLC
Entity
Mailing address
46 PENINSULA CTR #366, ROLLING HILLS ESTATES, CA 90274-3558
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2015
$640,000
Daleson Capital LLC
Alkhouli,hassan
Grant Deed
—
Jul 17, 2013
—
Hassan Alkhouli
Khani,maria
Quit Claim Deed
related
—
Jul 17, 2013
$650,000
Hassan Alkhouli
Golden Phoenix Properties LLC
Grant Deed
—
Dec 10, 2009
—
Golden Phoenix Properties LLC
Tran,thuynga N
Grant Deed
—
Aug 4, 2005
—
Thuynga N Tran
Tran,thuynga N
Quit Claim Deed
related
—
Jan 31, 2005
$510,000
Thuynga N Tran
Lacascia John A Trust
Grant Deed
—
Jan 31, 2005
—
Thuynga N Tran
Tran,dennis D
Quit Claim Deed
related
—
Jul 3, 1995
—
Christopher Lacascia
Lacascia,
Quit Claim Deed
related
—
Jul 3, 1995
$18,000
Lacascia Trust
Lacascia,christopher J
Trustees Deed
related
—
May 5, 1993
—
Frank La Cascia Estate
Northern Trust B
Quit Claim Deed
related
—
—
—
Thuynga N Tran
—
Deed Of Trust
related
$300,000 · Minh T Vu
—
—
Hassan Alkhouli
—
Deed Of Trust
related
$306,000 · Bank Of The West
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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