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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Office buildings
10203 Lowr Azusa Rd Temple City, CA 91780-4027
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US09-7319251
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1967
Construction
TILT-UP CONCRETE
Total area
2,640 SF
Lot
0.28 ac (12,256 SF)
Zoning code
TCC2YY
APN
8585-015-021
UPID
US09-7319251
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
$945k
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$960k
Owner & transaction history
Claretian Missionaries Wstn Pr · 16 yrs held
Claretian Missionaries Wstn Pr
since 2010
7 recorded transactions
Zoning & alternative use
TCC2YY · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+3.1%
Medical building
$1.2M
+1.4%
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 Temple City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temple City 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%
$1,025,000
6.5%
$945,000
7%
$880,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,185,000
Current use
AUTO REPAIR, GARAGE
$1,220,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,200,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,065,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10%
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
$364 / 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
$1,088
Tax year 2024
Assessed value
$1,581,880
Assessed 2024
Previous assessed
$1,581,880
+0.0% YoY
Effective rate
0.07%
On assessed value
Assessed land
$1,331,316
Assessed improvement
$250,564
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
2,640 SF
Lot
0.28 ac (12,256 SF)
Zoning code
TCC2YY
APN
8585-015-021
UPID
US09-7319251
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
TCC2YY · Temple City, CA
Zoning TCC2YY · permitted uses
TCC2YY · Temple City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temple City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Claretian Missionaries Wstn Pr
Individual
Mailing address
10203 LOWR AZUSA RD, TEMPLE CITY, CA 91780-4027
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2010
$1,250,000
Claretian Missionaries Wstn Pr
Chung,alexander
Grant Deed
—
Nov 17, 2004
$768,000
Alexander Chung
Liu,baoen
Grant Deed
$652,000 · United Commercial Bank
Nov 17, 2004
—
Alexander Chung
Chen,staci Q
Quit Claim Deed
related
—
Apr 14, 2004
$719,000
Baoen Liu
Chen,yung L & Su L
Grant Deed
$430,000 · Standard Bank
Dec 3, 2001
—
Yung L Chen
United Insurance Amer
Grant Deed
related
—
—
—
Yung L Chen
—
Deed Of Trust
related
$244,000 · Cathay Bank
—
—
Alexander Chung
—
Deed Of Trust
related
$390,000 · Sea Ocean Management INC
—
—
Alexander Chung
—
Deed Of Trust
related
$1,000,000 · United Commercial Bank
—
—
Baoen Liu
—
Deed Of Trust
related
$854,152 · Preferred Bank
—
—
Baoen Liu
—
Deed Of Trust
related
$280,000 · Liza K Tang
Jan 23, 1967
—
—
—
Grant 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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