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Property profile & analytics
OFF-MARKET
Estimated value
$2,225,000
Apartment buildings
7887 10th St Westminster, CA 92683-5321
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3053289
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Total area
5,921 SF
Lot
0.31 ac (13,513 SF)
APN
096-362-29
UPID
US10-3053289
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
$2.54M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.23M
Owner & transaction history
Ted Vo · 2 yrs held
Ted Vo
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.9M
+12.3%
Neighborhood: shopping center
$2.8M
+8.1%
Auto repair, garage
$2.6M
+2.8%
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
$2,550,000
ML approach
$2,535,000
CAP Approach
CAP Return
Estimation
6%
$1,885,000
6.5%
$1,740,000
7%
$1,615,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,570,000
Current use
RETAIL STORES
$2,885,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,775,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,640,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,625,000
Change: +2% · Conversion: Moderate
OFFICE BUILDING
$2,540,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.23M
Range $2.00M – $2.45M · ±10% · vs last sale $2.15M (Dec 15 2023)
Last sale anchor
$2.15M
Dec 15 2023
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
$376 / 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
$26,759
Tax year 2024
Assessed value
$2,150,000
Assessed 2024
Previous assessed
$2,150,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,762,363
Assessed improvement
$387,637
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
1978
Heating
NONE
Stories
2
Units
5
Total area
5,921 SF
Lot
0.31 ac (13,513 SF)
APN
096-362-29
UPID
US10-3053289
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
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
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
1978
Heating
NONE
Stories
2
Units
5
Lot
0.31 ac
Current owner
From public records · entity-resolved
Ted Vo
Individual
Mailing address
10351 WOODBURY RD, GARDEN GROVE, CA 92843-3248
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2023
—
Ted Vo
Ted Vo
Intrafamily Transfer
related
—
Nov 27, 2023
$2,150,000
Ted Vo
Joalian Pty Ltd
Grant Deed
$1,000,000 · Axos Bank
Feb 11, 2011
$1,050,000
Joalian Pty Ltd Superannuation
Huynh,kia
Grant Deed
—
May 30, 2003
$850,000
Kia-ut Huynh
Pham,tr
Grant Deed
$470,000 · Guaranty Bank California
Mar 24, 1999
—
Danh Pham
Pham,
Quit Claim Deed
related
—
Jul 27, 1998
$42,000
Danh C Pham
Sasaki,hiroyuki H & Katherine H
Grant Deed
related
—
Nov 23, 1988
$569,500
Hiroyuki Sasaki
Pacific Financia
Trustees Deed
$398,600 · Great Western Bank
Nov 23, 1988
—
Computer I Antom
Schley Ezra
Trustees Deed
related
—
—
—
Hiroyuki Sasaki
—
Deed Of Trust
related
—
—
—
Kia Huynh
—
Deed Of Trust
related
$322,000 · United Commercial 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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