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Property profile & analytics
OFF-MARKET
Estimated value
$6,585,000
Showrooms
9872 Chapman Ave Garden Grove, CA 92841-2737
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2837225
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1961
Total area
20,032 SF
Lot
1 ac (43,470 SF)
APN
133-111-47
UPID
US10-2837225
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
-
Tadang Victor DDS Dental Office
-
Ronald Maeda Inc Dental Office
-
A2Z Software Services (Bike/Boat/Book/etc) Store Corporate Office
-
Tu Tom DDS Dental Office
-
Sahngjoon Joon Lee Alternative Medicine Practice Acupuncture
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.66M
CAP Approach
CAP
$4.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.59M
Owner & transaction history
Southland Integrated Services INC · 6 yrs held
Southland Integrated Services INC
since 2020
Last sale
$4.4M
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
$6,585,000
ML approach
$6,655,000
CAP Approach
CAP Return
Estimation
6%
$4,605,000
6.5%
$4,255,000
7%
$3,950,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,665,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$6.59M
Range $5.93M – $7.24M · ±10% · vs last sale $4.40M (Jan 29 2020)
Last sale anchor
$4.40M
Jan 29 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
$329 / 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
$70,177
Tax year 2024
Assessed value
$4,717,687
Assessed 2024
Previous assessed
$4,717,687
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$3,752,706
Assessed improvement
$964,981
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1961
Heating
NONE
Total area
20,032 SF
Lot
1 ac (43,470 SF)
APN
133-111-47
UPID
US10-2837225
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)
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS)
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
1961
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
Southland Integrated Services INC
Entity
Mailing address
9862 CHAPMAN AVE, GARDEN GROVE, CA 92841-2711
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
$4,400,000
Southland Integrated Services INC
West San Gabriel Valley Realtors
Grant Deed
$3,300,000 · Citizens Business Bank
Oct 15, 2019
—
West San Gabriel Vly Realtors
West San Gabriel Vly Realtors
Quit Claim Deed
related
—
Aug 17, 2007
$5,175,000
West San Gabriel Valley Assn Of R
Kim Family Trust
Grant Deed
$400,000 · Mayer L Trust
Dec 22, 2005
—
Kim Family Trust
Kim,chong Y & Karen S
Quit Claim Deed
related
—
Mar 15, 2005
$3,350,000
Chong Y Kim
Kim,won S
Grant Deed
related
$2,000,000 · Saehan Bank
Feb 10, 2005
$3,200,000
Won S Kim
Koh,myung K
Grant Deed
$1,450,000 · Wilshire State Bank
Mar 25, 2003
$2,316,000
Ward,tr
Kang,lloyd M
Grant Deed
$1,490,000 · Pacific Union Bank
—
—
Myung K Koh
—
Deed Of Trust
related
$1,826,500 · Centerbank
—
—
Chau Q Tran
—
Deed Of Trust
related
$900,000 · Community Commerce Bank
—
—
Lloyd M Kang
—
Deed Of Trust
related
$226,300 · Chau Q & Anh-dao T Tran
—
—
West San Gabriel Valley Assn
—
Deed Of Trust
related
$402,500 · Citizens Business Bank
—
—
Chong Y Kim
—
Deed Of Trust
related
$150,000 · Saehan Bank
—
—
San Gabriel Valley Assn West
—
Deed Of Trust
related
$100,000 · Pamela R Huey
—
—
San Gabriel Valley Assn West
—
Deed Of Trust
related
$400,000 · Pamela R Huey
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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