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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Retail space
12921 Brookhurst Way, Garden Grove, CA 92841-5207
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2839645
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Total area
3,482 SF
Lot
0.22 ac (9,632 SF)
APN
133-363-02
UPID
US09-2839645
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
-
Master Painting Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.73M
Owner & transaction history
Thanh Le Son · 5 yrs held
Thanh Le Son
since 2020
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+58.0%
Neighborhood: shopping center
$1.6M
+57.1%
Office building
$1.5M
+43.6%
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
$1,730,000
ML approach
$1,760,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,040,000
Current use
COMMERCIAL (GENERAL)
$1,645,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,635,000
Change: +57% · Conversion: Moderate
OFFICE BUILDING
$1,495,000
Change: +44% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,300,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$1.73M
Range $1.55M – $1.90M · ±10% · vs last sale $1.70M (Sep 17 2020)
Last sale anchor
$1.70M
Sep 17 2020
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
$495 / 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
$11,565
Tax year 2024
Assessed value
$917,944
Assessed 2024
Previous assessed
$917,944
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$795,906
Assessed improvement
$122,038
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
1949
Heating
NONE
Stories
1
Units
3
Total area
3,482 SF
Lot
0.22 ac (9,632 SF)
APN
133-363-02
UPID
US09-2839645
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
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1949
Heating
NONE
Stories
1
Units
3
Lot
0.22 ac
Current owner
From public records · entity-resolved
Thanh Le Son
Individual
Mailing address
19103 REDFORD LN, HUNTINGTON BEACH, CA 92648-2150
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2021
—
Thanh Le Son
—
Deed
related
$1,445,000 · Us Bank NA
Sep 17, 2020
$1,700,000
Thanh Le Son
Joyce C Lee
Grant Deed
$1,445,000 · Us Bank NA
Jan 17, 2019
—
Joyce C Lee
—
Deed
related
$100,000 · Us Metro Bank
Jul 11, 2003
—
Joyce C Lee
Lee,joyce C
Quit Claim Deed
related
$165,000 · Hanmi Bank
Feb 26, 1998
—
Stanford Lee
Lee,
Quit Claim Deed
related
—
Oct 29, 1997
—
Joyce Lee
Lee,
Quit Claim Deed
related
—
—
—
Sang H Lee
—
Deed Of Trust
related
$220,000 · Kaminsky Trust
—
—
Sang H Lee
—
Deed Of Trust
related
$230,000 · First State Bank Southern Ca
—
—
Joyce C Lee
—
Deed Of Trust
related
$100,000 · Us Metro Bk
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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