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Property profile & analytics
OFF-MARKET
Estimated value
$6,010,000
Apartment buildings
8101 Larson Ave Garden Grove, CA 92844-1000
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-0232220
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Total area
15,720 SF
Lot
0.8 ac (34,802 SF)
APN
097-011-29
UPID
US09-0232220
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
-
Casa Adriana Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.01M
CAP Approach
CAP
$3.62M
Comparable Approach
Comparable
$8.04M
Blend (final)
Blend
$6.01M
Owner & transaction history
8101 Larson Ave LLC · 2 yrs held
8101 Larson Ave LLC
since 2024
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.4M
+37.5%
Neighborhood: shopping center
$7.4M
+36.6%
Office building
$6.7M
+25.0%
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 Garden Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Garden Grove 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
$6,010,000
ML approach
$6,010,000
CAP Approach
CAP Return
Estimation
6%
$3,920,000
6.5%
$3,620,000
7%
$3,360,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,395,000
Current use
COMMERCIAL (GENERAL)
$7,420,000
Change: +37% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,375,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$6,745,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,870,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$4,695,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$6.01M
Range $5.41M – $6.61M · ±10% · vs last sale $6.01M (Mar 5 2024)
Last sale anchor
$6.01M
Mar 5 2024
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
$382 / 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
$82,233
Tax year 2024
Assessed value
$6,483,623
Assessed 2024
Previous assessed
$6,483,623
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$4,577,760
Assessed improvement
$1,905,863
Applied tax rate
18.0000
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
1979
Heating
NONE
Stories
2
Units
17
Rooms
5
Bathrooms
2
Total area
15,720 SF
Lot
0.8 ac (34,802 SF)
APN
097-011-29
UPID
US09-0232220
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
$5.4M
COMMERCIAL (GENERAL)
Est. value
$7.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.4M
OFFICE BUILDING
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$5.9M
RETAIL STORES
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1979
Heating
NONE
Stories
2
Units
17
Rooms
5
Bathrooms
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
8101 Larson Ave LLC
Entity
Mailing address
2372 MORSE AVE #314, IRVINE, CA 92614-6234
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2024
—
8101 Larson Ave LLC
8101 Larson Ave LLC
Intrafamily Transfer
related
$5,000,000 · City First Bank NA
Feb 18, 2022
—
8101 Larson Ave LLC
Eric Guichet
Quit Claim Deed
related
—
Dec 15, 2021
$6,010,000
Eric Guichet
Eb Capital Enterprises Lc
Grant Deed
$5,300,000 · Cathay Bank
Nov 14, 2017
$5,050,000
Eb Capital Enterprises LLC
Jitendra P Barot
Grant Deed
$250,000 · Jpmorgan Chase Bank NA
Mar 27, 2013
—
Barot Family Trust
Barot,jitendra P & Minaxi J
Quit Claim Deed
related
—
Mar 22, 2005
$3,050,000
Jitendra P Barot
Le Trust
Grant Deed
—
Mar 16, 2004
—
Le,tr
Le,steve
Quit Claim Deed
related
—
Dec 19, 2003
$2,400,000
Steve Le
Vu,henry L
Grant Deed
$1,200,000 · United Commercial Bank
Jun 12, 2002
$1,720,000
Henry Le
Jones Trust
Grant Deed
$1,290,000 · United Commercial Bank
Dec 27, 1996
$1,160,000
Jones Trust
Nakawaki Trust
Grant Deed
$510,000 · Home Savings Of America
Jul 14, 1989
$1,575,000
Nakawaki Tad T &
Mid Exchange INC
Trustees Deed
$1,050,000 · Columbia Savings & Loan
Jul 14, 1989
—
Mid Exchange INC
Liao Fred Y
Trustees Deed
related
—
—
—
Steve Le
—
Deed Of Trust
related
$230,000 · Loan Nguyen
—
—
Jitendra P Barot
—
Deed Of Trust
related
$1,913,807 · Affinity Bank
—
—
Barot Family Trust
—
Deed Of Trust
related
$1,800,000 · Union 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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