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Property profile & analytics
OFF-MARKET
Estimated value
$1,820,000
Community centers
8894 Bolsa Ave Westminster, CA 92683-5436
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2486448
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1965
Total area
6,000 SF
Lot
0.78 ac (33,975 SF)
APN
107-412-48
UPID
US09-2486448
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
-
Grand Garden Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.82M
Owner & transaction history
Tran Partnership
Tran Partnership
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.9M
+3.9%
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%
$2,250,000
6.5%
$2,075,000
7%
$1,930,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,815,000
Current use
RETAIL STORES
$2,925,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,675,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,660,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,605,000
Change: -8% · Conversion: Difficult
OFFICE BUILDING
$2,575,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$1.82M
Range $1.64M – $2.00M · ±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
$303 / 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
$27,500
Tax year 2024
Assessed value
$1,786,295
Assessed 2024
Previous assessed
$1,786,295
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$1,186,589
Assessed improvement
$599,706
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
Total area
6,000 SF
Lot
0.78 ac (33,975 SF)
APN
107-412-48
UPID
US09-2486448
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.8M
RETAIL STORES
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
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
Lot
0.78 ac
Current owner
From public records · entity-resolved
Tran Partnership
Entity
Mailing address
6 SIERRA VIS, LAGUNA NIGUEL, CA 92677-7952
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Tran Partnership
—
Deed Of Trust
related
$250,000 · Union Bank Of California
—
—
Cung K Tran
—
Deed Of Trust
related
$441,000 · Capital Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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