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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    12452 Vly Vw St Garden Grove, CA 92845-2033

    • Commercial real estate
    • 1,710 SF
    • 0.56 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-2581642
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 12452 Vly Vw St

    Year built
    1967
    Lot size
    0.56 lot acres
    Property size
    1,710 SF
    Property type
    Commercial real estate
    APN
    217-064-02
    APU
    21706402

    Description

    This exceptional Garden Grove retail property, located at 12452 Valley View St, offers 6,275 square feet of space in a free-standing building. The property is situated at the highly visible northeast corner of Valley View Street and Lampson Avenue, benefiting from dual ingress/egress and significant traffic counts exceeding 50,834 vehicles daily. This is the first signalized intersection from the 22/405 Freeway entrance/exit, ensuring excellent visibility and accessibility. The building, originally constructed in 1977 and extensively renovated in 2012 with over $2 million in improvements, features two suites, each potentially divisible down to 1,865 square feet. The property is classified as Class A and is ideal for a variety of retail or restaurant uses, including grocery markets and cafes. The location boasts strong demographics, with average household incomes exceeding $126,886 within a 2-mile radius. Surrounded by established businesses such as Starbucks, Target, Costco, and LA Fitness, this property presents a unique opportunity in a thriving commercial and residential area. The entire 6,275 square feet is currently vacant and available for lease. The property is located in Orange County, California, zip code 92845.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Garden Grove
    County
    Orange
    State
    California
    Longitude
    -118.029
    Latitude
    33.7814
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $56,961
    $2,355,108
    $2,201,172
    $4,556,280
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,535,000
      6,960 SF

      12421 Vly Vw St

      COMMERCIAL (GENERAL) • 6,960 SF
      12421 Vly Vw St, Garden Grove, CA 92845-2032
      View Details
    • Value Estimation
      $6,650,000
      30,820 SF

      12111 Vly Vw St

      COMMERCIAL (GENERAL) • 30,820 SF
      12111 Vly Vw St, Garden Grove, CA 92845-1725
      View Details
    • Value Estimation by Request
      3.03 Acres

      5802 Santa Catalina Ave

      COMMERCIAL (GENERAL) • 3.03 Acres
      5802 Santa Catalina Ave, Garden Grove, CA 92845-1130
      View Details
    • Value Estimation by Request
      2.03 Acres

      11861 Vly Vw St

      SHOW ROOM, WAREHOUSE • 2.03 Acres
      11861 Vly Vw St, Garden Grove, CA 92845-1236
      View Details
    • Value Estimation by Request
      1.29 Acres

      11952 Vly Vw St

      COMMERCIAL (GENERAL) • 1.29 Acres
      11952 Vly Vw St, Garden Grove, CA 92845
      View Details
    • Value Estimation by Request

      12111 Vly Vw St

      COMMERCIAL (GENERAL)
      12111 Vly Vw St, Garden Grove, CA 92845-1725
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Retail Strip Center in Garden Grove

      Retail and restaurant spaces available in affluent Garden Grove community.
      12500 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing
      22,633 SF

      Garden Grove Retail Space Available

      Prime Orange County Retail, Flexible Space
      12419 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing

      Freestanding Retail/Office Pad For Lease

      3,645 SF retail/office pad available February 1, 2026.
      12555 Valley View St, Garden Grove, CA 92845
      View Details
    • Contact for pricing

      Garden Grove Office Space Available

      First floor office space suitable for medical or general use.
      12062 Valley View St, Garden Grove, CA 92845
      View Details
    • $1.87 SF/Yr
      1,092 SF

      Garden Grove Flex Space Available

      Flex space available for rent in Garden Grove, CA.
      12882 Valley View St, Garden Grove, CA 92845
      View Details
    • $24 SF/Yr
      51,963 SF

      Valley View Retail Center

      Garden Grove Shopping Center, CA
      12518 Valley View St, Garden Grove, CA 92845
      View Details
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    Garden Grove, CA 92845-2033
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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