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Property profile & analytics
OFF-MARKET
Estimated value
$3,905,000
Warehouses
13101 Brookhurst St, Garden Grove, CA 92843-1007
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2403100
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
10,000 SF
Lot
0.78 ac (34,101 SF)
APN
098-070-70
UPID
US09-2403100
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
-
PAINLESS ACUPUNCTURE CLINIC Medical Clinic Alternative Medicine Practice
-
Singtronic.com Nightclub Rental Equipment Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.96M
CAP Approach
CAP
$2.37M
Comparable Approach
Comparable
$3.67M
Blend (final)
Blend
$3.91M
Owner & transaction history
A N Food World Corp · 2 yrs held
A N Food World Corp
since 2023
Last sale
$4.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.7M
+77.3%
Commercial (general)
$4.5M
+69.5%
Office building
$4.3M
+62.2%
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
$3,885,000
ML approach
$3,960,000
CAP Approach
CAP Return
Estimation
6%
$2,570,000
6.5%
$2,370,000
7%
$2,200,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,645,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,690,000
Change: +77% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,485,000
Change: +69% · Conversion: Difficult
OFFICE BUILDING
$4,290,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,735,000
Change: +41% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,435,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$2,985,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$3.91M
Range $3.51M – $4.30M · ±10% · vs last sale $4.00M (Sep 18 2023)
Last sale anchor
$4.00M
Sep 18 2023
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
$391 / 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
$47,912
Tax year 2024
Assessed value
$4,000,000
Assessed 2024
Previous assessed
$4,000,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,467,875
Assessed improvement
$532,125
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Total area
10,000 SF
Lot
0.78 ac (34,101 SF)
APN
098-070-70
UPID
US09-2403100
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
WAREHOUSE, STORAGE Current
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
RETAIL STORES
Est. value
$3.0M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1980
Heating
NONE
Stories
1
Lot
0.78 ac
Current owner
From public records · entity-resolved
A N Food World Corp
Entity
Mailing address
10392 SHADYRIDGE DR, SANTA ANA, CA 92705-7509
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2023
$4,000,000
A N Food World Corp
Bryon Holt
Grant Deed
$3,600,000 · Work First Casualty Company
Jul 10, 1996
—
Joseph Kump
Kump,
Quit Claim Deed
related
—
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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