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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Residential income homes
13101 Monroe St Garden Grove, CA 92844-1147
Individually Owned
2-yr Hold
Property ID
US09-2281415
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1978
Total area
4,386 SF
Lot
0.21 ac (9,169 SF)
APN
097-011-18
UPID
US09-2281415
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.17M
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.22M
Owner & transaction history
Byung Seek Ahn · 2 yrs held
Byung Seek Ahn
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+25.0%
Auto repair, garage
$1.6M
+8.8%
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
$1,205,000
ML approach
$1,170,000
CAP Approach
CAP Return
Estimation
6%
$1,220,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,505,000
Current use
OFFICE BUILDING
$1,880,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,640,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$1,310,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.24M (Sep 12 2023)
Last sale anchor
$1.24M
Sep 12 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
$277 / 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
$17,999
Tax year 2024
Assessed value
$1,410,905
Assessed 2024
Previous assessed
$1,410,905
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,136,997
Assessed improvement
$273,908
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1978
Heating
NONE
Units
4
Total area
4,386 SF
Lot
0.21 ac (9,169 SF)
APN
097-011-18
UPID
US09-2281415
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1978
Heating
NONE
Units
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Byung Seek Ahn
Individual
Mailing address
13101 MONROE ST APT #1, GARDEN GROVE, CA 92844-1147
Mailing matches property
Yes
Owner-occupied
Yes
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2023
—
Byung Seek Ahn
Byung Seek Ahn
Intrafamily Transfer
related
—
Jul 5, 2019
—
Byung S Ahn
Ahn,jung S
Quit Claim Deed
related
—
Sep 15, 2017
—
Jung S Ahn
Ahn,byung S
Quit Claim Deed
related
—
Apr 24, 2017
$1,240,000
Byung S Ahn
Ham Family Trust
Grant Deed
$930,000 · Bnb Financial INC
Aug 14, 2007
—
Ham Family Trust
Ham,steve H & Teresa H
Quit Claim Deed
related
—
Feb 4, 2005
$980,000
Steve H Ham
Quach,hung T
Grant Deed
$600,000 · Nbgi INC
Jul 12, 2004
$960,000
Hung T Quach
Trong,anthony T
Grant Deed
$560,000 · Gn Mortgage Corp
Dec 15, 2003
—
Anthony T Trong
Trong,susan T
Quit Claim Deed
related
—
Dec 15, 2003
$750,000
Anthony T Trong
Bowen,tr
Grant Deed
$600,000 · Washington Mutual Fsb
Aug 19, 2003
—
Bowen,tr
Bowen,richard E & Barbara A
Quit Claim Deed
related
—
Nov 14, 1989
$435,000
Richard E Bowen
Lui Gee L
Grant Deed
$320,000 · Fidelity Federal Bank
—
—
Richard E Bowen
—
Deed Of Trust
related
$215,000 · Washington Mutual Fsb
—
—
Byung S Ahn
—
Deed Of Trust
related
$905,000 · Bnb Financial INC
—
—
Byung S Ahn
—
Deed Of Trust
related
$898,000 · Bnb Financial INC Bnb Financial INC
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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