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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Retail space
9151 Gdn Grv Blvd Garden Grove, CA 92844-1393
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1866949
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Total area
2,026 SF
Lot
0.42 ac (18,479 SF)
APN
133-421-43
UPID
US09-1866949
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$774k
Blend (final)
Blend
$865k
Owner & transaction history
9131 Garden Grove Blvd LLC · 5 yrs held
9131 Garden Grove Blvd LLC
since 2020
Last sale
$855,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$955,000
+58.0%
Neighborhood: shopping center
$950,000
+57.1%
Office building
$870,000
+43.6%
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
$870,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$605,000
Current use
COMMERCIAL (GENERAL)
$955,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$950,000
Change: +57% · Conversion: Moderate
OFFICE BUILDING
$870,000
Change: +44% · Conversion: Easy
AUTO REPAIR, GARAGE
$755,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$535,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $855k (Sep 10 2020)
Last sale anchor
$855k
Sep 10 2020
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
$427 / 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
$7,058
Tax year 2024
Assessed value
$504,312
Assessed 2024
Previous assessed
$504,312
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$427,330
Assessed improvement
$76,982
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1949
Heating
NONE
Stories
1
Total area
2,026 SF
Lot
0.42 ac (18,479 SF)
APN
133-421-43
UPID
US09-1866949
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
RETAIL STORES Current
Est. value
$605,000
COMMERCIAL (GENERAL)
Est. value
$955,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$950,000
OFFICE BUILDING
Est. value
$870,000
AUTO REPAIR, GARAGE
Est. value
$755,000
WAREHOUSE, STORAGE
Est. value
$535,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1949
Heating
NONE
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
9131 Garden Grove Blvd LLC
Entity
Free & Clear · 5 yrs held
Mailing address
4811 CURTIS CIR, HUNTINGTON BEACH, CA 92649-4313
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2020
—
9131 Garden Grove Blvd LLC
Ruebsamen Family Trust
Quit Claim Deed
related
—
Jul 29, 2009
$855,000
Ruebsamen Family Trust
Anderson J Family Trust
Grant Deed
$455,000 · Anderson James Family Trust
Jul 29, 2009
—
Haselton Sandra D Tr
Anderson,james F
Affidavit Of Death
related
—
Jan 5, 1996
—
James Anderson
Anderson,
Quit Claim 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.
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