12555 Valley View St, Garden Grove, CA 92845 Property Records

Orange County property record for 12555 Valley View St, Garden Grove, CA 92845

Property Summary

Property Type	Commercial
Details	3,551 sqft · built 1975
Lot Size	0.289 acres (12,600 sqft)
Owner	Trust Name on File
Last Sale	$3,200,000 (Feb 2021)
Tax Bill	$41,188 (2025)
Deeds & Mortgages	Dec 2021 Transfer Feb 2021 Sale + 4 more
Flood Zone	Zone X (moderate risk)
APN	`217-061-03`

Property Details

APN / Parcel Number

Primary APN	`217-061-03`

Interior

Stories	1 Story
Building Area	3,551 sqft Gross Area
1st Floor Area	3,551 sqft

Exterior

Year Built	Built 1975
Effective Year Built	Effective 1975
Lot Area	12,600 sqft (0.289 acres)

Location & Zoning

Street Address	12555 VALLEY VIEW ST
City	GARDEN GROVE
State	CA
Zip	92845-2005
Property Category	Commercial
Property Type	Commercial > Retail
Legal Description	P BK 32 PG 19 PAR F TR 4111 LOT 4 POR OF LOT (P M 32-19 PAR F)
Legal Subdivision	CITY/GDN GROVE
Legal Tract	4111
Legal Lot Number	4
Jurisdiction	ORANGE CA
Township / Civil Division	ANAHEIM-SANTA ANA-GARDEN GROVE
Census Block Group	1
Census Block	1007
Census Tract	110005

Owner

12555 Valley View St, a commercial property, is held in a trust since December 2021.

Source: Orange County records, as of August 27, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Trust Name on File
Mailing Address	19565 WOODLANDS DR, HUNTINGTON BEACH, CA 92648-5526
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Dec 23, 2021	Intrafamily Transfer, Transfer
Feb 19, 2021	Grant Deed, Transfer FIDELITY NATIONAL TITLE, FIDELITY NATL TTL ORANGE CNT
Feb 19, 2021	Intrafamily Transfer, Transfer FIDELITY NATIONAL TITLE, FIDELITY NATL TTL ORANGE CNT
Aug 13, 2018	Deed of Trust, Mortgage RJH FAMILY TRUST (PT)
Jun 18, 2018	Grant Deed, Transfer · Conventional Mortgage GREGG & KYLEE NAKAMURA
Jan 16, 2018	Grant Deed, Transfer · Commercial Mortgage MEADOWS BANK

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Feb 19, 2021 · Amount on File
Deed Sale	Feb 19, 2021 · Amount on File
Prior Sale	Jun 18, 2018 · Amount on File
Deed Document Number	2021118644
Last Transfer Date	Dec 21, 2021
Transfer Doc	0000767588
Record Updated	Oct 29, 2026

December 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Dec 23, 2021
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000767588
Map Reference	MB 32 PG 19
Instrument Date	Dec 21, 2021
Instrument	2021000767588
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	19565 WOODLANDS DR, HUNTINGTON BEACH, CA 92648-5526
Investor	Possibly a Property Investor

February 2021: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ORANGE CA
Recording Date	Feb 19, 2021
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000118644
Map Reference	MB 32 PG 19
Instrument Date	Feb 10, 2021
Instrument	2021000118644
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	FIDELITY NATIONAL TITLE, FIDELITY NATL TTL ORANGE CNT

Transaction

Amount	Amount on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	19565 WOODLANDS DR, HUNTINGTON BEACH, CA 92648-5526
Investor	Possibly a Property Investor

February 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Feb 19, 2021
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000118643
Map Reference	MB 32 PG 19
Instrument Date	Feb 1, 2021
Instrument	2021000118643
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	FIDELITY NATIONAL TITLE, FIDELITY NATL TTL ORANGE CNT

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	19565 WOODLANDS DR, HUNTINGTON BEACH, CA 92648-5526
Investor	Possibly a Property Investor

August 2018: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	ORANGE CA
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000303401
Instrument Date	Aug 13, 2018
Transaction Type	Mortgage
Record Updated	Aug 27, 2018
Title Company	STEWART TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Company
Address	12555 VALLEY VIEW ST GARDEN GROVE CA 928452005, GARDEN GROVE, CA 92845-2005

Mortgage

Document Number	0000303401
Date	Aug 20, 2018
Instrument	303401

Lender

Name	RJH FAMILY TRUST (PT)

Agreement

Amount	Amount on Record

June 2018: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ORANGE CA
Recording Date	Jun 18, 2018
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000221409
Instrument Date	Feb 1, 2018
Instrument	221409
Transaction Type	Transfer
Record Updated	Mar 28, 2019
Title Company	NOT AVAILABLE

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$660.00
Amount Accuracy	Full Value
Additional	Arm's Length Partial Interest

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Partnership
Address	5215 PONDEROSA WAY LAS VEGAS NV 891182857, LAS VEGAS, NV 89118-2857

Mortgage

Document Number	221410
Date	Jun 18, 2018
Instrument	221410

Lender

Name	GREGG & KYLEE NAKAMURA
Address	612 HUNAPAA ST, HONOLULU, HI 96816-4729

Agreement

Type	Conventional Mortgage
Amount	Amount on Record

January 2018: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ORANGE CA
Recording Date	Jan 16, 2018
Property Address	12555 VALLEY VIEW ST, GARDEN GROVE, CA 92845-2005
Document Number	0000013422
Map Reference	MB32 PG19
Instrument Date	Oct 3, 2017
Instrument	2018000013422
Transaction Type	Transfer
Record Updated	Sep 14, 2021
Title Company	FIRST AMERICAN TITLE INS CO

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	00000

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5215 PONDEROSA WAY 1ST FLR, 1, SEATTLE, WA 98118

Mortgage

Document Number	0000013423
Date	Jan 16, 2018
Instrument	2018000013423

Lender

Name	MEADOWS BANK
Type	Bank

Agreement

Type	Commercial Mortgage
Amount	Amount on Record

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

Tax Assessment & Valuation

The 2025 property tax bill for 12555 Valley View St was $41,188.

Source: Orange County assessment roll, as of August 4, 2026

Property Jurisdictions

Type	Name
State	California
County	Orange County
Municipality	Garden Grove City
Unified School District	Garden Grove Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$3,533,057 (+2%) Land $3,201,834 Building $331,223
2025	$41,188.00	$3,463,782 Land $3,139,053 Building $324,729
2023	$39,710.00 (+2.12%)	$3,329,280 Land $3,017,160 Building $312,120
2022	$38,884.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

FEMA maps place 12555 Valley View St in Zone X, an area of moderate flood risk.

Source: FEMA National Flood Hazard Layer, effective September 27, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X moderate risk
500-Year Floodplain	Yes 0.2% annual chance
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	1 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

The area around 12555 Valley View St has no burnable land within ember reach, so its wildfire risk is not rated.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Not rated no burnable land within ember reach

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	CITY OF GARDEN GROVE serves 174,226 people · EPA ID CA3010062
Water Source	Purchased surface water from several systems
Last State Inspection	Sep 2022
Lead	Under 1 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 873 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	7,000 / 7,000
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Verizon Fixed Wireless	300 / 20
Cosmo Network Solutions Fixed Wireless	250 / 100

May also be available: GeoLinks, T-Mobile.

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