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Property profile & analytics
OFF-MARKET
Estimated value
$19,715,000
Apartment buildings
12172 Tamerlane Dr Garden Grove, CA 92840-3930
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3047360
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1958
Total area
4,320 SF
Lot
0.2 ac (8,615 SF)
APN
231-471-35
UPID
US10-3047360
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
$19.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.72M
Owner & transaction history
New Garden Grove Community LP · 2 yrs held
New Garden Grove Community LP
since 2024
Last sale
$19.7M
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
$19,715,000
ML approach
$19,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$19.72M
Range $17.74M – $21.69M · ±10% · vs last sale $19.71M (Feb 8 2024)
Last sale anchor
$19.71M
Feb 8 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
$4,564 / 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
$22,502
Tax year 2024
Assessed value
$1,736,976
Assessed 2024
Previous assessed
$1,736,976
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,178,667
Assessed improvement
$558,309
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1958
Heating
NONE
Stories
2
Units
6
Total area
4,320 SF
Lot
0.2 ac (8,615 SF)
APN
231-471-35
UPID
US10-3047360
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
Building & site characteristics
From public records
Year built
1958
Heating
NONE
Stories
2
Units
6
Lot
0.2 ac
Current owner
From public records · entity-resolved
New Garden Grove Community LP
Entity
Mailing address
3920 BIRCH ST STE #103, NEWPORT BEACH, CA 92660-2250
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 8, 2024
—
New Garden Grove Community LP
City Of Garden Grove
Agreement Of Sale
$12,525,321 · City Of Garden Grove
Feb 8, 2024
$19,713,500
New Garden Grove Community LP
New Tamerlane LLC
Grant Deed
$8,100,000 · Lument Real Estate Capital LLC
Oct 27, 2022
$5,593,000
New Tamerlane LLC
Tamerlane Associates LLC
Grant Deed
$10,000,000 · Century Housing Corporation
Mar 19, 2010
—
Kp Investments LLC
Owner Name Unavailable
Grant Deed
—
Jun 22, 2004
$899,000
Kp Investment LLC
Le,alexis
Grant Deed
$674,250 · One United Bank
Jun 22, 2004
—
Alexis Le
Carroll,rosaline
Grant Deed
related
—
Dec 15, 2003
—
Alexis Le
Annaloc Management Corp
Grant Deed
related
—
Aug 1, 2002
$600,000
Annaloc Mgmt Corp
Estate Planning Investments
Grant Deed
—
Jun 2, 1993
$380,000
Estate Planning Inv 1993
Estate Planning
Grant Deed
related
$214,250 · Home Savings Of America
Sep 13, 1988
—
Remington Exchan
Chang Chul
Quit Claim Deed
related
—
Sep 13, 1988
$442,000
Estate Planning
Remington Exchan
Trustees Deed
$331,500 · Western Federal Savings & Loan
Mar 29, 1988
$407,000
Chul Chang
Conce
Trustees Deed
$305,250 · California Federal Bank
Mar 29, 1988
—
Concept Exchango
Shaw
Trustees Deed
related
—
—
—
Annaloc Management Corp
—
Deed Of Trust
related
$100,000 · Tong M Tai
—
—
Eugenie H Le
—
Deed Of Trust
related
$420,000 · Southern Pacific Bank
—
—
Chul Chang
—
Deed Of Trust
related
—
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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