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Property profile & analytics
OFF-MARKET
Estimated value
$8,570,000
Flex space
13512 Newhope St Garden Grove, CA 92843-2620
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3124405
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1972
Total area
35,084 SF
Lot
1.99 ac (86,468 SF)
APN
100-125-02
UPID
US09-3124405
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
-
Lam & Associates LLC Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.83M
CAP Approach
CAP
$6.85M
Comparable Approach
Comparable
$9.99M
Blend (final)
Blend
$8.57M
Owner & transaction history
Sawgrass Partners Gg LLC · 4 yrs held
Sawgrass Partners Gg LLC
since 2021
Last sale
$7.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$13.1M
+71.3%
Apartment house (5+ units)
$12.0M
+57.5%
Retail stores
$10.5M
+37.1%
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
$9,515,000
ML approach
$9,825,000
CAP Approach
CAP Return
Estimation
6%
$7,420,000
6.5%
$6,850,000
7%
$6,360,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,645,000
Current use
AUTO REPAIR, GARAGE
$13,100,000
Change: +71% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$12,045,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$10,480,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$8.57M
Range $7.71M – $9.43M · ±10% · vs last sale $7.62M (Sep 2 2021)
Last sale anchor
$7.62M
Sep 2 2021
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
$244 / 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
$101,183
Tax year 2024
Assessed value
$7,927,422
Assessed 2024
Previous assessed
$7,927,422
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$6,939,042
Assessed improvement
$988,380
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1972
Heating
NONE
Stories
1
Units
2
Total area
35,084 SF
Lot
1.99 ac (86,468 SF)
APN
100-125-02
UPID
US09-3124405
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
INDUSTRIAL (GENERAL) Current
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$13.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.0M
RETAIL STORES
Est. value
$10.5M
INDUSTRIAL (GENERAL) Current
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
1972
Heating
NONE
Stories
1
Units
2
Lot
1.99 ac
Current owner
From public records · entity-resolved
Sawgrass Partners Gg LLC
Entity
Mailing address
19762 MACARTHUR BLVD STE #100, IRVINE, CA 92612-2425
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2021
$7,620,000
Sawgrass Partners Gg LLC
Cim Newhope LLC
Grant Deed
$5,000,000 · First Republic Bank
Jun 7, 2021
—
Cim Newhope LLC
—
Deed
related
$4,350,000 · First Republic Bank
Jan 17, 2020
$8,050,000
Cim Newhope LLC
Douglas E Casey
Grant Deed
$4,830,000 · First Republic Bank
Feb 16, 2018
—
Casey,reuben & Mary L Trust
—
Grant Deed
related
$4,100,000 · First Republic Bk
May 21, 2015
—
Casey,reuben & Mary L Trust
Casey Reuben & Mary L Trust
Quit Claim Deed
related
—
Nov 20, 2009
—
Casey R & Mary L Family Trust
Casey,reuben L & Mary L
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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