Back to Search
Property profile & analytics
FOR LEASE
Commercial land
8990 Westminster Blvd Westminster, CA 92683
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3175207
For Lease
1 / 6
$5,325,000
8990 Westminster Blvd, Westminster, CA 92683
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1971
Lot
0.1 ac (4,275 SF)
APN
097-311-07
UPID
US09-3175207
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
-
CHARLES H.MANH,PC. ATTORNEY AT LAW Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.33M
Owner & transaction history
Tien D Duong · 4 yrs held
Tien D Duong
since 2022
Last sale
$5.5M
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
$5,170,000
ML approach
$5,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.33M
Range $4.79M – $5.86M · ±10% · vs last sale $5.47M (May 18 2022)
Last sale anchor
$5.47M
May 18 2022
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
—
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
$4,872
Tax year 2024
Assessed value
$436,968
Assessed 2024
Previous assessed
$436,968
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$436,968
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Lease
Year built
1971
Heating
NONE
Lot
0.1 ac (4,275 SF)
APN
097-311-07
UPID
US09-3175207
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
1971
Heating
NONE
Lot
0.1 ac
Current owner
From public records · entity-resolved
Tien D Duong
Individual
Mailing address
16300 SANDALWOOD ST, FOUNTAIN VALLEY, CA 92708-1941
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2022
$5,470,000
Tien D Duong
Charles H Manh
Grant Deed
$3,829,000 · Gbc International Bank
May 18, 2022
—
Westmag Corner LLC
Tien D Duong
Grant Deed
—
Dec 21, 2011
—
Manh Family Trust
—
Deed Of Trust
related
$2,600,000 · Hanmi Bank
Jul 10, 2008
—
Manh Family Trust
—
Deed Of Trust
related
$2,200,000 · First Vietnamese American Bank
Aug 16, 2006
—
Manh Family Trust
Manh,charles H & Anh
Quit Claim Deed
related
—
Aug 17, 2004
—
Charles H Manh
—
Trustees Deed
related
$2,600,000 · Cathay Bank
May 9, 2003
—
Charles H Manh
Equilon Enterprises LLC
Grant Deed
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
