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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Commercial real estate
12921 Main St Garden Grove, CA 92840-5114
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2203463
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1937
Total area
4,854 SF
Lot
0.07 ac (3,007 SF)
APN
089-213-37
UPID
US09-2203463
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
-
Phin Smith Garden Grove Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.40M
Owner & transaction history
Ox Holdings LLC · 2 yrs held
Ox Holdings LLC
since 2024
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+43.7%
Office building
$2.1M
+31.4%
Auto repair, garage
$1.8M
+14.4%
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
$1,400,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
$1,115,000
6.5%
$1,030,000
7%
$955,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,585,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,275,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$2,080,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,810,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$1,450,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$1,285,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (Apr 23 2024)
Last sale anchor
$1.40M
Apr 23 2024
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
$288 / 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
$18,907
Tax year 2024
Assessed value
$1,345,781
Assessed 2024
Previous assessed
$1,345,781
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$693,109
Assessed improvement
$652,672
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1937
Heating
NONE
Total area
4,854 SF
Lot
0.07 ac (3,007 SF)
APN
089-213-37
UPID
US09-2203463
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
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1937
Heating
NONE
Lot
0.07 ac
Current owner
From public records · entity-resolved
Ox Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
12865 MAIN ST STE #204, GARDEN GROVE, CA 92840-8200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2024
—
Ox Holdings LLC
Ox Holdings LLC
Intrafamily Transfer
related
—
Jun 4, 2020
$1,400,000
Ox Holdings LLC
T Square Investments LLC
Grant Deed
—
Aug 16, 2019
—
T Square Investments LLC
—
Deed
related
$1,100,000 · Pmf Ca Reit LLC
Sep 25, 2017
—
T Square Investments LLC
Tony Tan Nguyen M Dbpp Of Tr
Quit Claim Deed
related
—
Mar 13, 2015
$665,000
Tony Tan Nguyen Md INC Dbpp Of Trust
Le,steve
Grant Deed
$600,000 · Steve Le
Dec 8, 2014
$975,000
Steve Le
Zlaket Leo II & V L Trust
Grant Deed
$475,000 · Zlaket Leo II & V L Tr (pt)
Sep 3, 2014
—
Zlaket,zella A Trust
George L Zlaket
Quit Claim Deed
related
—
—
—
Leo K Zlaket II
—
Deed Of Trust
related
$75,000 · Zlaket George L
—
—
T Square Investments LLC
—
Deed Of Trust
related
$1,100,000 · Pmf Ca Reit LLC
—
—
Zlaket,g L & Z A Family Trust
—
Deed Of Trust
related
$220,000 · Farmers & Merchants Bk/lng Bch
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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