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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
8051 Westminster Blvd Westminster, CA 92683-3302
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2188070
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Total area
1,461 SF
Lot
0.12 ac (5,250 SF)
APN
097-064-40
UPID
US09-2188070
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
-
Le Don CPA Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$435k
CAP Approach
CAP
$510k
Comparable Approach
Comparable
$319k
Blend (final)
Blend
$510k
Owner & transaction history
Don Phuoc Le · 5 yrs held
Don Phuoc Le
since 2021
Last sale
$520,000
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
$485,000
ML approach
$435,000
CAP Approach
CAP Return
Estimation
6%
$555,000
6.5%
$510,000
7%
$475,000
Alternative Use
Use
Estimation
RETAIL STORES
$710,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$685,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$650,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$650,000
Change: -9% · Conversion: Easy
OFFICE BUILDING
$625,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $520k (Mar 8 2021)
Last sale anchor
$520k
Mar 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
$349 / 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
$8,009
Tax year 2024
Assessed value
$658,063
Assessed 2024
Previous assessed
$658,063
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$544,175
Assessed improvement
$113,888
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
1952
Heating
NONE
Stories
1
Total area
1,461 SF
Lot
0.12 ac (5,250 SF)
APN
097-064-40
UPID
US09-2188070
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
$710,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$650,000
COMMERCIAL (GENERAL)
Est. value
$650,000
OFFICE BUILDING
Est. value
$625,000
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
1952
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Don Phuoc Le
Individual
Mailing address
961 BLUE HERON, SEAL BEACH, CA 90740-5611
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
Mar 8, 2021
—
Don Phuoc Le
Don Phuoc Le
Intrafamily Transfer
related
—
May 3, 2010
$520,000
Don P Le
Tran J M & A Family Trust
Grant Deed
$262,589 · Tran J M & A Family Trust (pt)
May 8, 2006
—
Tran J M G & A T Family Trust
Tran,jon & Annie
Quit Claim Deed
related
—
Apr 27, 1999
$60,000
Jon Tran
B & T Trust
Grant Deed
related
—
Apr 27, 1998
$310,000
Pham Trust
Van Nguyen,liem & Chinh T
Grant Deed
$200,000 · Seller
May 21, 1992
$225,000
Liem V Nguyen
Cornaggia,joseph
Grant Deed
$160,000 · Seller
—
—
Jon Tran
—
Deed Of Trust
related
$330,000 · Unionbancal Mortgage
—
—
Liem V Nguyen
—
Deed Of Trust
related
$50,000 · Colonial 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.
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