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Property profile & analytics
FOR SALE
Retail space
12372 Garden Grove Blvd Garden Grove, CA 92843
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1193727
For Sale
1 / 24
$6,999,000
12372 Garden Grove Blvd, Garden Grove, CA 92843
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Total area
8,400 SF
Lot
0.9 ac (39,260 SF)
APN
101-611-02
UPID
US09-1193727
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
-
Monica Chau Kieu Physician
-
Mint Apple Dental Dental Office
-
VIP Health & Beauty Spa & Massage Center Alternative Medicine Practice
-
센터메디컬 클리닉 / Center Medical Clinic (Garden Grove) Medical Clinic
-
Happy Clinic OC Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.13M
CAP Approach
CAP
$1.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Phil Hong Nguyen · 3 yrs held
Phil Hong Nguyen
since 2022
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+25.0%
Apartment house (5+ units)
$2.9M
+14.9%
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
$1,950,000
ML approach
$2,130,000
CAP Approach
CAP Return
Estimation
6%
$1,960,000
6.5%
$1,805,000
7%
$1,680,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,510,000
Current use
AUTO REPAIR, GARAGE
$3,135,000
Change: +25% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,885,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,220,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±10% · vs last sale $2.05M (Aug 4 2022)
Last sale anchor
$2.05M
Aug 4 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
$243 / 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
$80,264
Tax year 2024
Assessed value
$6,630,000
Assessed 2024
Previous assessed
$6,630,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,430,718
Assessed improvement
$1,199,282
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
For Sale
Year built
1956
Heating
NONE
Stories
1
Total area
8,400 SF
Lot
0.9 ac (39,260 SF)
APN
101-611-02
UPID
US09-1193727
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
$2.5M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$2.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1956
Heating
NONE
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Phil Hong Nguyen
Individual
Mailing address
1241 S PARKER RD STE #100, DENVER, CO 80231-2160
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2022
$6,500,000
Phil Hong Nguyen
Phuc Lam Nguyen
Grant Deed
related
$525,000 · Commonwealth Business Bank
Feb 18, 2022
—
Phuc Lam Nguyen
—
Deed
related
$1,200,000 · Van Hai Pham Etal
Oct 13, 2021
—
Phuc Lam Nguyen
—
Deed
related
$275,000 · Nancy Ngo
Aug 5, 2021
—
Phuc Lam Nguyen
—
Deed
related
$350,000 · David Michael Vodhanel Etux
Jan 14, 2021
—
Phuc L Nguyen
—
Deed
related
$350,000 · Michael M Dao
Jun 11, 2020
—
Phuc L Nguyen
12372 Gg Plaza LLC
Quit Claim Deed
$800,000 · Hac Tran
Jul 9, 2018
$2,800,000
12372 Gg Plaza LLC
12372 Garden Grove Blvd LLC
Grant Deed
$2,380,000 · Calprivate Bk
Jun 30, 2017
$2,050,000
12372 Garden Grove LLC
Frances Gershon Properties LP
Grant Deed
$1,640,000 · Jpmorgan Chase Bank NA
Apr 6, 2015
—
Freiden,bari A Tr
Gershon Frances A
Affidavit Of Death
related
—
Sep 30, 2014
—
Freiden,bari A Tr
Gershon,frances A
Affidavit Of Death
related
—
Sep 17, 2012
—
Philip E Klein
Klein Frances A Family Trust
Quit Claim Deed
related
—
—
—
Phuc L Nguyen
—
Deed Of Trust
related
$350,000 · Michael M Dao
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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