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Property profile & analytics
OFF-MARKET
Estimated value
$8,265,000
Community centers
15561 Brookhurst St, Westminster, CA 92683-7554
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US09-0238454
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1980
Total area
28,824 SF
Lot
2.98 ac (129,603 SF)
APN
143-142-07
UPID
US09-0238454
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
-
Jan B. Trang Nguyen, D.D.S - Endodontics Dental Office
-
Pham Vanthi DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.27M
Owner & transaction history
Westhaven Center LLC · 18 yrs held
Westhaven Center LLC
since 2008
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%
$10,805,000
6.5%
$9,975,000
7%
$9,260,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$13,520,000
Current use
AUTO REPAIR, GARAGE
$12,860,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,785,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$12,505,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$12,365,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$8.27M
Range $7.44M – $9.09M · ±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
$287 / 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
$107,113
Tax year 2024
Assessed value
$8,284,833
Assessed 2024
Previous assessed
$8,284,833
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$6,012,990
Assessed improvement
$2,271,843
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Units
2
Total area
28,824 SF
Lot
2.98 ac (129,603 SF)
APN
143-142-07
UPID
US09-0238454
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 Current
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$12.9M
COMMERCIAL (GENERAL)
Est. value
$12.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.5M
OFFICE BUILDING
Est. value
$12.4M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1980
Heating
NONE
Stories
1
Units
2
Lot
2.98 ac
Current owner
From public records · entity-resolved
Westhaven Center LLC
Entity
Mailing address
15565 BROOKHURST ST STE B, WESTMINSTER, CA 92683-7584
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
—
Westhaven Center LLC
—
Deed
related
$12,000,000 · East West Bank
Feb 15, 2008
—
Westhaven Center LLC
Wong,thomas K P & Hsis Y H
Quit Claim Deed
related
—
Jan 19, 2005
$6,835,000
Thomas K P Wong
Liou Sherry Trust
Grant Deed
$9,450,000 · East West Bank
Aug 20, 2001
—
Liou Trust
—
Deed Of Trust
related
$6,975,000 · East West Bank
Dec 18, 1989
—
Sherry Liou
—
Deed Of Trust
related
—
Sep 22, 1989
$7,600,000
Liou Kuocheng
Berger Jeffrey B
Trustees Deed
$5,600,000 · Berger Jeffrey B
Sep 22, 1989
$1,506,500
Liou Sherry
Liou Kuocheng
Trustees Deed
related
—
—
—
Liou Trust
—
Deed Of Trust
related
$270,000 · Bank Of Taiwan
—
—
Sherry Liou
—
Deed Of Trust
related
$5,750,000 · International 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.
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