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Property profile & analytics
OFF-MARKET
Estimated value
$13,685,000
Apartment buildings
9931 Central Ave Garden Grove, CA 92844-2406
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2798322
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Total area
51,628 SF
Lot
2.33 ac (101,281 SF)
APN
098-531-19
UPID
US09-2798322
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
by Request
CAP Approach
CAP
$11.89M
Comparable Approach
Comparable
$11.35M
Blend (final)
Blend
$13.69M
Owner & transaction history
Centrico C LP
Centrico C LP
since 2026
Last sale
$15.8M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$22.2M
+25.0%
Auto repair, garage
$19.3M
+8.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,880,000
6.5%
$11,890,000
7%
$11,040,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$17,725,000
Current use
OFFICE BUILDING
$22,150,000
Change: +25% · Conversion: Moderate
AUTO REPAIR, GARAGE
$19,275,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$15,420,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$13.69M
Range $12.32M – $15.05M · ±10% · vs last sale $15.75M (Feb 9 2026)
Last sale anchor
$15.75M
Feb 9 2026
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
$265 / 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
$81,971
Tax year 2024
Assessed value
$5,687,634
Assessed 2024
Previous assessed
$5,687,634
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$3,558,994
Assessed improvement
$2,128,640
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
1969
Heating
NONE
Stories
2
Units
52
Total area
51,628 SF
Lot
2.33 ac (101,281 SF)
APN
098-531-19
UPID
US09-2798322
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
$17.7M
OFFICE BUILDING
Est. value
$22.2M
AUTO REPAIR, GARAGE
Est. value
$19.3M
RETAIL STORES
Est. value
$15.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1969
Heating
NONE
Stories
2
Units
52
Lot
2.33 ac
Current owner
From public records · entity-resolved
Centrico C LP
Entity
Mailing address
3235 SILVER MAPLE DR, YORBA LINDA, CA 92886-1305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2026
$15,750,000
Centrico C LP
Tzu Chiang And Shiao Yung Chen Fmtr
Grant Deed
$11,025,000 · Everbank NA
Oct 12, 2006
—
Tzu Chiang Chen
Tzu Chiang Chen
Intrafamily Transfer
related
$5,550,000 · Washington Mutual Bank
—
—
Centrico El
—
Deed Of Trust
related
$2,400,000 · Home Savings Of America
—
—
Tzu-chiang Chen
—
Deed Of Trust
related
$2,887,500 · California Federal Bank
—
—
Chen,tzu-chiang & S Trust
—
Deed Of Trust
related
$5,000,000 · J P Morgan Chase Bank
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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