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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Medical Office Space
10301 Lowr Azusa Rd Temple City, CA 91780-3417
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9354648
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1974
Construction
WOOD
Total area
3,600 SF
Lot
0.53 ac (23,162 SF)
Zoning code
EMC1*
APN
8585-016-017
UPID
US09-9354648
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
$2.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$2.28M
Owner & transaction history
Baldwin K&d LLC · 2 yrs held
Baldwin K&d LLC
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
EMC1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+33.9%
Auto repair, garage
$1.7M
+1.8%
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 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
$2,280,000
ML approach
$2,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,635,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,190,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,665,000
Change: +2% · Conversion: Difficult
OFFICE BUILDING
$1,615,000
Change: -1% · Conversion: Easy
RETAIL STORES
$1,450,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±10% · vs last sale $2.28M (Jun 6 2024)
Last sale anchor
$2.28M
Jun 6 2024
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
$633 / 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
$24,079
Tax year 2024
Assessed value
$1,674,722
Assessed 2024
Previous assessed
$1,674,722
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$937,845
Assessed improvement
$736,877
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,600 SF
Lot
0.53 ac (23,162 SF)
Zoning code
EMC1*
APN
8585-016-017
UPID
US09-9354648
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMC1* · Temple City, CA
Zoning EMC1* · permitted uses
EMC1* · 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
MEDICAL BUILDING Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE 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
1974
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Baldwin K&d LLC
Entity
Mailing address
4456 BALDWIN AVE, EL MONTE, CA 91731-1106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Aug 18, 2025
—
Baldwin K&d LLC
—
Deed
related
$780,000 · East West Bank
Jun 6, 2024
$2,280,000
Baldwin K&d LLC
Cj 10301 LLC
Grant Deed
—
Nov 3, 2021
—
Cj 10301 Lllc
Minh Duong
Intrafamily Transfer
related
—
May 17, 2021
—
Minh Duong
—
Deed
related
$150,000 · Kotai Investments INC
Oct 29, 2020
—
Minh Duong
—
Deed
related
$1,200,000 · Golden Bank NA
Mar 15, 2018
—
Duong,william M & Helen M H Trust
—
Deed
related
$250,000 · Kotai Investment INC
Oct 25, 2012
—
Duong William M & H M Trust
Duong W M & H M Trust
Quit Claim Deed
related
—
Sep 8, 2005
$1,250,000
Duong William M & H M H Trust
Yang,calvin
Grant Deed
$750,000 · Cathay Bank
Feb 24, 1999
$455,000
Calvin Yang
Di Guglielmo,dominic & Arlene
Grant Deed
$380,000 · Seller
—
—
Duong William M & H M H Trust
—
Deed Of Trust
related
$647,500 · Cathay Bank
—
—
Duong Minh & H M H Trust
—
Deed Of Trust
related
$780,000 · Tomatobank NA
—
—
Duong,william M & Helen M H Trust
—
Deed Of Trust
related
$250,000 · Kotai Investment INC
—
—
Calvin Yang
—
Deed Of Trust
related
$400,000 · Los Angeles National Bank
—
—
William M Duong
—
Deed Of Trust
related
$2,940,000 · First General 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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