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Property profile & analytics
OFF-MARKET
Estimated value
$2,715,000
Apartment buildings
7332 20th St Westminster, CA 92683-3880
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-1532749
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1983
Total area
5,894 SF
Lot
0.25 ac (11,060 SF)
APN
096-064-23
UPID
US09-1532749
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.74M
CAP Approach
CAP
$1.73M
Comparable Approach
Comparable
$3.46M
Blend (final)
Blend
$2.72M
Owner & transaction history
Vt 888 LLC · 4 yrs held
Vt 888 LLC
since 2021
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+57.3%
Retail stores
$2.9M
+12.3%
Neighborhood: shopping center
$2.8M
+8.1%
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 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
$2,845,000
ML approach
$2,735,000
CAP Approach
CAP Return
Estimation
6%
$1,875,000
6.5%
$1,730,000
7%
$1,605,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,555,000
Current use
RESTAURANT
$4,020,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$2,870,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,765,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,630,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,615,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$2,530,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.72M
Range $2.44M – $2.99M · ±10% · vs last sale $2.64M (Oct 8 2021)
Last sale anchor
$2.64M
Oct 8 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
$461 / 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
$32,751
Tax year 2024
Assessed value
$2,746,656
Assessed 2024
Previous assessed
$2,746,656
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,378,261
Assessed improvement
$368,395
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1983
Heating
NONE
Stories
1
Units
6
Total area
5,894 SF
Lot
0.25 ac (11,060 SF)
APN
096-064-23
UPID
US09-1532749
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
RESTAURANT
Est. value
$4.0M
RETAIL STORES
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
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
1983
Heating
NONE
Stories
1
Units
6
Lot
0.25 ac
Current owner
From public records · entity-resolved
Vt 888 LLC
Entity
Mailing address
11783 DOGWOOD AVE, FOUNTAIN VALLEY, CA 92708-2630
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$2,640,000
Vt 888 LLC
Baylor Townhomes LLC
Grant Deed
$1,400,000 · Jpmorgan Chase Bank NA
Nov 16, 2016
—
Baylor Townhomes LLC
—
Deed
related
$1,150,000 · Jp Morgan Chase Bk
Apr 3, 2007
—
Baylor Townhomes LLC
Thomas Thongvan Nguyen
Grant Deed
$600,000 · Impac Commercial Capital Corp
Dec 14, 1988
$590,000
Thomas Vannguyen
Concept Exchango
Trustees Deed
$455,000 · Home Savings Of America
Dec 14, 1988
—
Saddleback Diver
Pearson Walter E
Trustees Deed
related
—
—
—
Nguyen,tr
—
Deed Of Trust
related
—
—
—
Thomas T Nguyen
—
Deed Of Trust
related
$42,185 · Home Improvement Mortgage
—
—
Baylor Townhomes LLC
—
Deed Of Trust
related
$1,150,000 · Jp Morgan Chase 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.
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