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Property profile & analytics
OFF-MARKET
Estimated value
$9,415,000
Apartment buildings
9832 Acacia Ave Garden Grove, CA 92841-7212
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2317457
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Total area
24,739 SF
Lot
1.3 ac (56,520 SF)
APN
133-371-31
UPID
US09-2317457
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
-
Nam Viet A Village Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.37M
CAP Approach
CAP
$5.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.42M
Owner & transaction history
Nam Viet A U S · 3 yrs held
Nam Viet A U S
since 2022
Last sale
$10.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.7M
+23.3%
Neighborhood: shopping center
$11.6M
+22.6%
Office building
$10.6M
+12.1%
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
$9,295,000
ML approach
$8,365,000
CAP Approach
CAP Return
Estimation
6%
$6,170,000
6.5%
$5,695,000
7%
$5,290,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,470,000
Current use
COMMERCIAL (GENERAL)
$11,675,000
Change: +23% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$11,605,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$10,615,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,235,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$9.42M
Range $8.47M – $10.36M · ±10% · vs last sale $10.00M (Dec 15 2022)
Last sale anchor
$10.00M
Dec 15 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
$381 / 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
$127,028
Tax year 2024
Assessed value
$10,200,000
Assessed 2024
Previous assessed
$10,200,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$8,963,498
Assessed improvement
$1,236,502
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Heating
NONE
Stories
2
Units
24
Total area
24,739 SF
Lot
1.3 ac (56,520 SF)
APN
133-371-31
UPID
US09-2317457
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.5M
COMMERCIAL (GENERAL)
Est. value
$11.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.6M
OFFICE BUILDING
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$9.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1962
Heating
NONE
Stories
2
Units
24
Lot
1.3 ac
Current owner
From public records · entity-resolved
Nam Viet A U S
Individual
Mailing address
30 PRESTON PL, TUSTIN, CA 92782-3754
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$10,000,000
Nam Viet A U S
William J Aste JR
Grant Deed
$5,100,000 · Pmf Ca Reit LLC
Jan 7, 2021
—
Acacia Capital Resources LLC
Douglas Hofer
Quit Claim Deed
—
May 31, 2018
—
Aste,william J JR 2003 Trust
Aste William J JR 2003 Trust
Quit Claim Deed
related
$2,400,000 · Jpmorgan Chase Bk NA
Dec 22, 2009
$3,975,000
Douglas Hofer
Olbricht Living Trust
Grant Deed
$2,352,000 · Greystone Servicing Corp
Dec 22, 2009
—
George Aste
Stevens,frances
Grant Deed
related
—
—
—
Aste,william J JR 2003 Trust
—
Deed Of Trust
related
$2,400,000 · Jpmorgan Chase Bk 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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