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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Investment properties
8550 Gdn Grv Blvd Garden Grove, CA 92844-1188
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3037010
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1962
Total area
10,224 SF
Lot
0.55 ac (24,140 SF)
APN
097-213-37
UPID
US10-3037010
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
-
Total Rehab & Health Center 2 Garden Grove Medical Clinic
-
Cuts DJ Academy Vocational School Training Center
-
Ideal Optometry Physician
-
Eye Q Optometry Inc - Optometrist in Westminster, CA Physician
-
Nobile/Praise Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.17M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.98M
Owner & transaction history
Ttran LLC · 8 yrs held
Ttran LLC
since 2018
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,350,000
6.5%
$2,170,000
7%
$2,015,000
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$193 / 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
$35,300
Tax year 2024
Assessed value
$2,688,399
Assessed 2024
Previous assessed
$2,688,399
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$1,673,278
Assessed improvement
$1,015,121
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1962
Heating
NONE
Stories
2
Units
14
Total area
10,224 SF
Lot
0.55 ac (24,140 SF)
APN
097-213-37
UPID
US10-3037010
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
Building & site characteristics
From public records
Year built
1962
Heating
NONE
Stories
2
Units
14
Lot
0.55 ac
Current owner
From public records · entity-resolved
Ttran LLC
Entity
Mailing address
6515 FRAMPTON CIR, HUNTINGTON BEACH, CA 92648-6619
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2018
$2,410,000
Ttran LLC
Katella Partners LLC
Grant Deed
$1,807,500 · Jpmorgan Chase Bank NA
Apr 7, 2017
$1,935,000
Katella Partners LLC
Stonecrest Properties LLC
Grant Deed
$1,000,000 · Mega Bank
Mar 31, 2014
$1,383,000
Stonecrest Properties LLC
Meerae LLC
Grant Deed
$829,000 · Woori America Bank
Jun 17, 2013
$1,200,000
Meerae LLC
Kim,jee H & Jee E
Grant Deed
—
Sep 4, 2003
$1,300,000
Jee H Kim
Kwon,hun S & Mee R
Grant Deed
$845,000 · Pacific Union Bank
Sep 3, 2002
$1,000,000
Hun S Kwon
Kim,stefan W & Mia
Grant Deed
$650,000 · Pacific Union Bank
Dec 20, 1993
—
Kim Stefan Mia
Chun&,
Grant Deed
related
—
May 11, 1993
—
Chris K Chun
Kim,stefan W & M
Grant Deed
related
—
Dec 3, 1990
$944,000
Kim Stefan W & M
Pacific Accommod
Trustees Deed
$530,000 · Sumitomo Bank
Jul 14, 1988
$760,000
Exchange In 1031
Stemler Realty C
Trustees Deed
—
Jul 14, 1988
—
Bryan I Lee
1031 Exchange In
Trustees Deed
related
—
—
—
Bryan I Lee
—
Deed Of Trust
related
$341,922 · Yamaha America
—
—
Stefan W Kim
—
Deed Of Trust
related
—
—
—
Stefan W Kim
—
Deed Of Trust
related
$440,000 · First Global Bank
—
—
Bryan I Lee
—
Deed Of Trust
related
$300,000 · Wilshire State Bank
—
—
Realty C Stemler
—
Deed Of Trust
related
$475,000 · Stemler Joseph
—
—
Chang U Song
—
Deed Of Trust
related
$470,000 · Hanmi Bank
—
—
Jee H Kim
—
Deed Of Trust
related
$760,000 · Hanmi Bank
—
—
Bryan I Lee
—
Deed Of Trust
related
$530,000 · Sumitomo 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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