New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Retail space
15091 Bch Blvd Westminster, CA 92683-6201
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US10-3170517
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Total area
3,150 SF
Lot
0.29 ac (12,500 SF)
APN
142-032-11
UPID
US10-3170517
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
-
Lifetime Albums Wedding Service Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.13M
Owner & transaction history
Five Tran Investment Group LLC · 10 yrs held
Five Tran Investment Group LLC
since 2016
7 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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,195,000
6.5%
$1,100,000
7%
$1,020,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,535,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,480,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,405,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,395,000
Change: -9% · Conversion: Easy
OFFICE BUILDING
$1,350,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10%
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
$357 / 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
$15,307
Tax year 2024
Assessed value
$1,272,793
Assessed 2024
Previous assessed
$1,272,793
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$750,282
Assessed improvement
$522,511
Applied tax rate
20.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1963
Heating
NONE
Stories
1
Units
2
Total area
3,150 SF
Lot
0.29 ac (12,500 SF)
APN
142-032-11
UPID
US10-3170517
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
RETAIL STORES Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1963
Heating
NONE
Stories
1
Units
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
Five Tran Investment Group LLC
Entity
Mailing address
15081 BCH BLVD, WESTMINSTER, CA 92683-6201
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2023
—
Five Tran Investment Group LLC
—
Deed
related
$3,200,000 · First Citizens Bank & Trust Co
Jun 29, 2016
—
Five Tran Investment Group LLC
Xuan,tran Tran
Quit Claim Deed
$3,600,000 · East West Bk
Dec 29, 2005
$3,700,000
Tran X Tran
Nguyen,mac T & Nghia N
Grant Deed
$1,741,670 · Evertrust Bank
Dec 29, 2005
—
Loi T Tran
Cao,jennifer
Grant Deed
related
—
Sep 2, 2004
—
Umc LLC
Nguyen,tumy
Grant Deed
related
—
Aug 19, 1999
$1,000,000
Tumy Nguyen
Castillo Trust
Grant Deed
$600,000 · Castillo Trust
—
—
Five Tran Investment Group LLC
—
Loan Modification
related
$3,600,000 · East West Bk
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 15091 Bch Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
