New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Investment properties
12345 Westminster Ave, Garden Grove, CA 92843
Trust Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1913886
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1958
Total area
9,616 SF
Lot
0.43 ac (18,514 SF)
APN
101-161-24
UPID
US09-1913886
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.32M
Owner & transaction history
Ho Family Trust · 19 yrs held
Ho Family Trust
since 2006
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$137 / 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
$14,029
Tax year 2024
Assessed value
$919,543
Assessed 2024
Previous assessed
$919,543
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$751,568
Assessed improvement
$167,975
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1958
Heating
NONE
Stories
2
Total area
9,616 SF
Lot
0.43 ac (18,514 SF)
APN
101-161-24
UPID
US09-1913886
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
Lot
0.43 ac
Current owner
From public records · entity-resolved
Ho Family Trust
Trust
Mailing address
5749 CENTERSTONE CT, WESTMINSTER, CA 92683-9516
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2006
—
Ho Family Trust
Ho,bich N
Quit Claim Deed
related
—
Jul 12, 2004
—
Bich Ho
Ngheim,viet
Grant Deed
related
—
Apr 4, 1991
$520,000
Viet Nghiem
Mcbride,raymond
Grant Deed
$400,000 · Seller
—
—
Viet Nghiem
—
Deed Of Trust
related
$201,500 · Us Bank NA
—
—
Raymond Mcbride
—
Deed Of Trust
related
$165,000 · Farmers & Merchants Bk Lng Bch
—
—
Raymond Mcbride
—
Deed Of Trust
related
$75,000 · Swartz James
—
—
Raymond Mcbride
—
Deed Of Trust
related
—
—
—
Richard A Michaels
—
Deed Of Trust
related
$209,415 · First Home Mortgage
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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