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Property profile & analytics
OFF-MARKET
Estimated value
$12,050,000
Community centers
8524 Westminster Blvd, Westminster, CA 92683-4605
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3357686
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1965
Total area
43,629 SF
Lot
3.72 ac (161,893 SF)
APN
097-531-20
UPID
US09-3357686
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
-
504 Lau & Noodle Restaurant
-
Home Garden Garden Center Landscaping
-
Price Bargains Discount Store
-
TNT Fireworks Discount Store Party Supply Store
-
Pacific Star Beauty Supply Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.05M
Owner & transaction history
An Tang Dao · 1 yrs held
An Tang Dao
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%
$16,355,000
6.5%
$15,095,000
7%
$14,015,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$19,460,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,350,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$18,925,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$18,715,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$12.05M
Range $10.85M – $13.26M · ±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
$276 / 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
$170,911
Tax year 2024
Assessed value
$11,851,418
Assessed 2024
Previous assessed
$11,851,418
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$5,955,193
Assessed improvement
$5,896,225
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Units
3
Total area
43,629 SF
Lot
3.72 ac (161,893 SF)
APN
097-531-20
UPID
US09-3357686
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
AUTO REPAIR, GARAGE
Est. value
$19.5M
COMMERCIAL (GENERAL)
Est. value
$19.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.9M
OFFICE BUILDING
Est. value
$18.7M
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1965
Heating
NONE
Stories
1
Units
3
Lot
3.72 ac
Current owner
From public records · entity-resolved
An Tang Dao
Individual
Free & Clear · 1 yrs held
Mailing address
9335 POINSETTIA AVE, FOUNTAIN VALLEY, CA 92708-2260
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2025
—
An Tang Dao
An Tang Dao
Deed
related
—
Aug 22, 2016
—
An T Dao
—
Deed
related
$5,100,000 · Cathay Bk
Apr 18, 2012
—
Carolyn Tepper
Sirof,mark
Quit Claim Deed
—
Apr 18, 2012
$10,900,000
An T Dao
Westminster Ptshp
Grant Deed
$7,000,000 · Cathay Bank
May 4, 1999
—
Robert Tepper
Tepper,
Quit Claim Deed
related
—
Jan 26, 1999
—
Westminster Cy
Teppe,
Grant Deed
related
—
Apr 22, 1996
—
Robert Tepper
Sirof,
Grant Deed
related
—
Mar 27, 1996
—
Lawrence Tepper
Tepper,
Quit Claim Deed
related
—
—
—
An T Dao
—
Deed Of Trust
related
$5,100,000 · Cathay 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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