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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Showrooms
12322 Euclid St, Garden Grove, CA 92840-3308
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-1477291
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1947
Total area
1,412 SF
Lot
0.2 ac (8,621 SF)
APN
090-072-26
UPID
US10-1477291
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
-
A Little Star Child Care Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$870k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$661k
Blend (final)
Blend
$870k
Owner & transaction history
H& H Trust
H& H Trust
since 2025
Last sale
$870,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$660,000
+43.7%
Office building
$605,000
+31.4%
Auto repair, garage
$525,000
+14.4%
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
$870,000
ML approach
$870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$605,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$525,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $870k (Sep 10 2024)
Last sale anchor
$870k
Sep 10 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
$616 / 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
$10,815
Tax year 2024
Assessed value
$870,000
Assessed 2024
Previous assessed
$870,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$795,089
Assessed improvement
$74,911
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1947
Heating
NONE
Stories
1
Total area
1,412 SF
Lot
0.2 ac (8,621 SF)
APN
090-072-26
UPID
US10-1477291
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
OFFICE BUILDING
Est. value
$605,000
AUTO REPAIR, GARAGE
Est. value
$525,000
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1947
Heating
NONE
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
H& H Trust
Trust
Mailing address
9446 EL PUEBLO AVE, FOUNTAIN VALLEY, CA 92708-4529
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2025
—
H& H Trust
Huy Q Le
Deed
related
—
Oct 8, 2025
—
Huy Q Le
H & H Trust
Deed
related
$639,000 · Amwest Funding Corp
Sep 10, 2024
—
Huy Quoc Le
Huy Q Le
Intrafamily Transfer
related
—
Dec 22, 2023
$870,000
Huy Q Le
Ira Vithanage
Grant Deed
$645,000 · Paramount Residential Mortgage Grou
Jul 19, 2021
—
Ira Vithanage
Ira Vithanage
Intrafamily Transfer
related
$400,000 · Summit Funding INC
Mar 6, 2008
—
Ira Dayani Vithanage
Ira Dayani Vithanage
Intrafamily Transfer
related
$36,000 · Prime Source Real Estate
Nov 14, 2005
—
Ngo Dat T & Truong T B Trust
Truong,thuan B
Quit Claim Deed
related
—
Feb 9, 2004
$490,000
Thuan B Truong
Trinh,tr
Grant Deed
—
Oct 5, 2001
$260,000
Ilo D Vithanage
Versteeg,jan W & Lilli
Grant Deed
$211,120 · Secured Bankers Mortgage Co
Jul 19, 1989
$110,000
Versteeg Jan W &
Exchanged Titles
Trustees Deed
related
—
Jul 19, 1989
—
Exchanged Titles
Kho James J
Trustees Deed
related
—
Dec 6, 1988
$133,000
James J Kho
Kim Kwang E
Grant Deed
$93,100 · Home Savings Of America
—
—
Ira F Vithanage
—
Deed Of Trust
related
$231,000 · Mortgage Loan Specialists Grou
—
—
Ira D Vithanage
—
Deed Of Trust
related
$265,000 · Countrywide Home Loans INC
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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