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Property profile & analytics
OFF-MARKET
Estimated value
$2,150,000
Industrial properties
13880 Hbr Blvd Ste 6d, Garden Grove, CA 92843-4038
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US10-2167461
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1981
Total area
5,770 SF
Lot
0.36 ac (15,622 SF)
APN
938-660-18
UPID
US10-2167461
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
-
Thrive Talk - Orange County Psychiatrists Veterinary Clinic
-
Cot Trucking Trucking Company
-
Autobody Shop Supply Auto Repair Shop
-
Sav On Supplies Hardware & Home Improvement Building Supply
-
PROFINISH AUTO PAINT SUPPLIES Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$2.15M
Owner & transaction history
Ngoc Thao & Canh Thien Herbs INC · 2 yrs held
Ngoc Thao & Canh Thien Herbs INC
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+115.2%
Commercial (general)
$2.6M
+105.7%
Office building
$2.5M
+96.9%
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
$2,150,000
ML approach
$2,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,705,000
Change: +115% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,585,000
Change: +106% · Conversion: Difficult
OFFICE BUILDING
$2,475,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,155,000
Change: +71% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,980,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$1,725,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$2.15M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Jan 10 2024)
Last sale anchor
$2.15M
Jan 10 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
$373 / 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
$21,525
Tax year 2024
Assessed value
$1,768,680
Assessed 2024
Previous assessed
$1,768,680
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,378,530
Assessed improvement
$390,150
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1981
Heating
NONE
Total area
5,770 SF
Lot
0.36 ac (15,622 SF)
APN
938-660-18
UPID
US10-2167461
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
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
1981
Heating
NONE
Lot
0.36 ac
Current owner
From public records · entity-resolved
Ngoc Thao & Canh Thien Herbs INC
Entity
Mailing address
14531 BENCHLEY CIR, WESTMINSTER, CA 92683-5824
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2024
$2,150,000
Ngoc Thao & Canh Thien Herbs INC
13880 Harbor LLC
Grant Deed
$1,612,500 · First Citizens Bank & Trust Co
May 16, 2022
$1,700,000
13880 Harbor LLC
Tm Investment Group LLC
Grant Deed
$850,000 · First Citizens Bank & Trust Co
May 16, 2022
—
13880 Harbor LLC
—
Deed
related
$702,000 · Business Finance Capital
Jun 6, 2016
—
Tm Investment Group LLC
—
Deed
related
$455,000 · South Cnty Bk
May 13, 2016
$910,000
Tm Investment Group LLC
Sunny Days LLC
Grant Deed
$455,000 · South County Bank NA
Dec 17, 2015
—
Sunny Days LLC
First Lending Group
Grant Deed
$225,000
Sep 25, 2015
$730,000
First Lending Group
Newtech Care Systems LLC
Grant Deed
—
Jul 30, 2009
—
Newtech Care Systems LLC
Yrx Investment LLC
Grant Deed
—
Jun 30, 2009
$700,000
Newtech Care Systems LLP
Yrx Investment LLC
Grant Deed
$350,000 · East West Bank
May 8, 2009
$403,000
Yrx Investment LLC
East-west Investment INC
Trustees Deed
related
—
Sep 26, 2006
—
Bollenberg V P 2006 Trust
Bollenberg,vivien P
Quit Claim Deed
related
—
Apr 14, 2006
—
Byung H Hwang
Hwang,byung H
Quit Claim Deed
related
—
Sep 9, 2005
—
Byung H Hwang
Hwang,young S
Quit Claim Deed
related
—
Sep 9, 2005
$672,000
Byung H Hwang
Nicholson,edward L & Mary E
Grant Deed
$405,000 · East West Bank
Mar 1, 1999
$330,000
Clark K Chow
Randazzo,philip & Mary
Grant Deed
related
—
—
—
Philip Randazzo
—
Deed Of Trust
related
$350,000 · Investors Thrift
—
—
Tm Investment Group LLC
—
Deed Of Trust
related
$455,000 · South Cnty Bk
—
—
Newtech Care System LLC
—
Deed Of Trust
related
$284,000 · Advantage Certified Dev Corp
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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