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Property profile & analytics
FOR SALE
Flex space
13902 West St Garden Grove, CA 92843
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0148227
For Sale
1 / 9
$5,600,000
13902 West St, Garden Grove, CA 92843
View Listing →
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1964
Total area
16,110 SF
Lot
0.83 ac (36,316 SF)
APN
100-591-24
UPID
US09-0148227
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
-
Global Engineering Exchange Engineer
-
V J Engineering Industrial Manufacturer Production Facility
-
Quality Auto Body center Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.00M
Owner & transaction history
Victor Phu Nguyen · 3 yrs held
Victor Phu Nguyen
since 2022
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,245,000
ML approach
$2,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.00M
Range $1.80M – $2.19M · ±10% · vs last sale $1.84M (Nov 9 2022)
Last sale anchor
$1.84M
Nov 9 2022
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
$124 / 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
$33,342
Tax year 2024
Assessed value
$2,518,613
Assessed 2024
Previous assessed
$2,518,613
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,503,248
Assessed improvement
$1,015,365
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
For Sale
Year built
1964
Heating
NONE
Stories
1
Total area
16,110 SF
Lot
0.83 ac (36,316 SF)
APN
100-591-24
UPID
US09-0148227
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
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Victor Phu Nguyen
Individual
Mailing address
11165 WASCO RD, GARDEN GROVE, CA 92841-1023
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Apr 23, 2026
—
Nguyen Family Trust
—
Deed
related
$1,300,000
Nov 9, 2022
—
Victor Phu Nguyen
Victor Phu Nguyen
Intrafamily Transfer
related
—
Sep 7, 2021
—
Victor Phu Nguyen
—
Deed
related
$540,000 · Bank Of America NA
Oct 7, 2004
$1,843,000
Victor P Nguyen
Allen & Tuttle Properties LLC
Grant Deed
$1,197,950 · Zions First National Bank
Feb 21, 2001
—
Tuttle Prop Allen
Allen,
Quit Claim Deed
related
—
Dec 29, 1999
$830,000
Allen Properties
Welter Trust
Grant Deed
$460,000 · Bay Cities National Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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