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Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Showrooms
12865 Main St, Garden Grove, CA 92840-8205
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1885109
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1990
Total area
17,000 SF
Lot
0.24 ac (10,543 SF)
APN
089-213-34
UPID
US09-1885109
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
-
DR. MICHAEL KIM Dental Office
-
Ivy Endodontic Group Dental Office
-
Cary Craig Syamken Dental Office
-
Tony Tan Nguyen, MD, Inc. Medical Clinic
-
360 Healthcare Medical Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.61M
Comparable Approach
Comparable
$4.41M
Blend (final)
Blend
$3.42M
Owner & transaction history
Ox & Goat LLC · 5 yrs held
Ox & Goat LLC
since 2020
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,910,000
6.5%
$3,610,000
7%
$3,350,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,550,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,430,000
Change: -2% · Conversion: Moderate
RETAIL STORES
$5,080,000
Change: -8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,505,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$3.42M
Range $3.07M – $3.76M · ±10%
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
$201 / 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
$51,902
Tax year 2024
Assessed value
$3,982,792
Assessed 2024
Previous assessed
$3,982,792
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$2,318,740
Assessed improvement
$1,664,052
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
1990
Heating
NONE
Total area
17,000 SF
Lot
0.24 ac (10,543 SF)
APN
089-213-34
UPID
US09-1885109
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
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
RETAIL STORES
Est. value
$5.1M
INDUSTRIAL (GENERAL)
Est. value
$4.5M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1990
Heating
NONE
Lot
0.24 ac
Current owner
From public records · entity-resolved
Ox & Goat LLC
Entity
Mailing address
12865 MAIN ST STE #104, GARDEN GROVE, CA 92840-8205
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Apr 23, 2024
—
Ox & Goat LLC
—
Deed
related
$3,620,000 · The Larry Taylor And Mutsue Taylor Revoc
Apr 22, 2021
—
Ox & Goat LLC
—
Deed
related
$3,500,000 · Mutsue Taylor
Jul 9, 2020
$3,600,000
Ox & Goat LLC
Manu Ents LLC
Grant Deed
$2,600,000 · Manu Ents LLC
Mar 3, 1999
—
Manu,ent
Manch,
Quit Claim Deed
related
—
Dec 21, 1995
—
Ramesh Manchanda
Manchanda,
Quit Claim Deed
related
—
Sep 15, 1994
$875,000
Manchanda Trust
Farag,kameel & Yolanda
Grant Deed
—
—
—
Nabil Nasre
—
Deed Of Trust
related
$1,365,000 · Guardian Bank
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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