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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
12872 Hbr Blvd Garden Grove, CA 92840-5807
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-1438425
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Total area
3,240 SF
Lot
0.26 ac (11,133 SF)
APN
231-422-07
UPID
US09-1438425
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
-
Smile Day Dental Dental Office
-
AllGiftFrames.com (Bike/Boat/Book/etc) Store Home Decor Store
-
FramingAchievement.com Diploma Fames (Bike/Boat/Book/etc) Store Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$475k
Blend (final)
Blend
$685k
Owner & transaction history
Thanh M Le · 8 yrs held
Thanh M Le
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+9.3%
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%
$755,000
6.5%
$695,000
7%
$645,000
Alternative Use
Use
Estimation
RETAIL STORES
$970,000
Current use
COMMERCIAL (GENERAL)
$1,060,000
Change: +9% · Conversion: Easy
WAREHOUSE, STORAGE
$855,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$211 / 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
$12,180
Tax year 2024
Assessed value
$985,493
Assessed 2024
Previous assessed
$985,493
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$679,032
Assessed improvement
$306,461
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
Off-Market
Year built
1970
Heating
NONE
Stories
1
Total area
3,240 SF
Lot
0.26 ac (11,133 SF)
APN
231-422-07
UPID
US09-1438425
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
$970,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$855,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1970
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Thanh M Le
Individual
Mailing address
12872 HBR BLVD, GARDEN GROVE, CA 92840-5807
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Nov 4, 2021
—
Thanh M Le
—
Deed
related
$426,330 · Bank Of America NA
Jul 11, 2018
—
Thanh M Le
Huan T Ho
Intrafamily Transfer
related
$557,000 · Jpmorgan Chase Bank NA
Dec 17, 2013
$820,000
Huan T Ho
John Bok Chung
Grant Deed
$615,000 · South County Bank N A
Jan 13, 1999
—
John Chung
Suh,
Grant Deed
related
—
Dec 12, 1994
—
Suk Suh
Suh,
Quit Claim Deed
related
—
Dec 9, 1993
$200,000
Byung C Chung
Filippi Trust
Grant Deed
$150,000 · Seller
Feb 27, 1992
$352,332
Filippi Trust
United Ocean Cor
Trustees Deed
related
—
—
—
Ocean Cor United
—
Deed Of Trust
related
$33,925 · Duhamel Assoc
—
—
Ocean Cor United
—
Deed Of Trust
related
$9,000 · Individual
—
—
John B Chung
—
Deed Of Trust
related
$80,000 · Saehan Bank
—
—
John B Chung
—
Deed Of Trust
related
$450,000 · Saehan Bank
—
—
John B Chung
—
Deed Of Trust
related
$300,000 · Saehan 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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