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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Retail space
8081 Westminster Blvd Westminster, CA 92683-3302
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0172373
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Total area
2,171 SF
Lot
0.12 ac (5,250 SF)
APN
097-064-37
UPID
US09-0172373
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
-
Farmers Insurance - John Le Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$760k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Jeff HOA Truong
Jeff HOA Truong
since 2025
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%
$820,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,060,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,020,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$970,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$965,000
Change: -9% · Conversion: Easy
OFFICE BUILDING
$930,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$322 / 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
$8,691
Tax year 2024
Assessed value
$728,209
Assessed 2024
Previous assessed
$728,209
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$568,914
Assessed improvement
$159,295
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
1948
Heating
NONE
Stories
1
Units
2
Total area
2,171 SF
Lot
0.12 ac (5,250 SF)
APN
097-064-37
UPID
US09-0172373
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
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$970,000
COMMERCIAL (GENERAL)
Est. value
$965,000
OFFICE BUILDING
Est. value
$930,000
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
1948
Heating
NONE
Stories
1
Units
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Jeff HOA Truong
Individual
Mailing address
6601 WESTMINSTER BLVD, WESTMINSTER, CA 92683-3704
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2025
—
Jeff HOA Truong
The Truong And Do Trust
Deed
related
—
Jun 28, 2017
$1,240,000
Jeff HOA Truong
Jimmy Phan
Grant Deed
$962,000 · Us Metro Bank
Jun 28, 2017
—
Jimmy Phan
Nguyen,stephen P
Quit Claim Deed
—
May 18, 2017
$100,000
Stephen P Nguyen
Phan,jimmy
Grant Deed
—
Aug 9, 2016
$1,100,000
Jimmy Phan
Nguyen,leyna T
Grant Deed
$650,000 · Rehabbers Financial INC
Apr 4, 2013
—
Leyna T Nguyen
Nguyen,stephen P & Leyna T
Quit Claim Deed
related
—
Feb 26, 2007
$889,000
Stephen P Nguyen
Tran,hai
Grant Deed
—
Jan 6, 2005
$450,000
Hai Tran
Tran,
Grant Deed
related
$265,000 · East West Bank
Jul 11, 2003
—
Lu Tran
Tran,hung
Quit Claim Deed
related
—
Jun 2, 1997
$250,000
Lu Tran
Worsham Trust
Grant Deed
$162,500 · Allen Trust
—
—
Stephen P Nguyen
—
Deed Of Trust
related
$350,000 · Martins Salle J Trust
—
—
Leyna T Nguyen
—
Deed Of Trust
related
$500,000 · Thanh Van Nguyen
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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