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Property profile & analytics
OFF-MARKET
Estimated value
$5,425,000
Commercial real estate
12221 Brookhurst St Garden Grove, CA 92840-2848
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2783759
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1961
Total area
11,515 SF
Lot
0.62 ac (27,053 SF)
APN
133-111-32
UPID
US09-2783759
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
-
Tam K. Nguyen, MD Medical Clinic
-
Social Assistance Program Charitable Organization
-
CT Clinic Physician
-
BS Tam Nguyen Nội Thương Tổng Quát Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.39M
Blend (final)
Blend
$5.43M
Owner & transaction history
Tommy Mai · 4 yrs held
Tommy Mai
since 2022
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+109.0%
Neighborhood: shopping center
$5.4M
+43.7%
Office building
$4.9M
+31.4%
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
$5,325,000
ML approach
$5,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,760,000
Current use
RESTAURANT
$7,855,000
Change: +109% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,400,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$4,940,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,300,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,680,000
Change: -2% · Conversion: Moderate
RETAIL STORES
$3,440,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$5.43M
Range $4.88M – $5.97M · ±10% · vs last sale $5.58M (Jan 11 2022)
Last sale anchor
$5.58M
Jan 11 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
$471 / 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
$69,698
Tax year 2024
Assessed value
$5,800,230
Assessed 2024
Previous assessed
$5,800,230
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$4,759,830
Assessed improvement
$1,040,400
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1961
Heating
NONE
Stories
2
Total area
11,515 SF
Lot
0.62 ac (27,053 SF)
APN
133-111-32
UPID
US09-2783759
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
COMMERCIAL (GENERAL) Current
Est. value
$3.8M
RESTAURANT
Est. value
$7.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
OFFICE BUILDING
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
RETAIL STORES
Est. value
$3.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1961
Heating
NONE
Stories
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Tommy Mai
Individual
Mailing address
12071 MYRON TRAPP DR, GARDEN GROVE, CA 92840-3363
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 25, 2025
—
Tommy Mai
—
Deed
related
$3,935,000 · Us Metro Bank
Jan 11, 2022
$5,575,000
Tommy Mai
Southland Integrated Services INC
Grant Deed
$3,623,750 · Private Mortgage Fund LLC
Jan 11, 2022
—
Tommy Mai
Thanh Ha
Intrafamily Transfer
related
—
Dec 19, 2017
—
Southland Integrated Svcs INC
Citibank NA
Quitclaim Deed
related
—
Dec 15, 2017
$3,550,000
Southland Interfrated Services INC
Citi Bank NA
Grant Deed
$2,475,000 · Citizens Business Bank
Aug 18, 1995
$1,075,500
First Nationwide Bank
Itt Federal Bank
Grant Deed
related
—
Jan 25, 1991
$700,000
Itt Fed Bank
Resolution Thrus
Quit Claim Deed
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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