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Property profile & analytics
OFF-MARKET
Assisted living facilities
10329 Artesia Blvd Bellflower, CA 90706-6721
Individually Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0140987
Property summary
AI-generated overview
This exceptional investment opportunity presents a 4,591 square foot, single-story commercial building located at 10329 Artesia Blvd, Bellflower, CA 90706, in Los Angeles County. Currently operating as a daycare, medical office, and pharmacy/drug store, the property boasts 100% occupancy under a strong Net Lease agreement with Integrated Life LLC, expiring December 31, 2028. The asking price is $3,090,000, representing a price per square foot of $673.06 and a 5.00% capitalization rate. The property generates a Net Operating Income (NOI) of $154,500. The building features a new roof installed in 2019, backed by a transferable 20-year warranty. The property is zoned BFCG and is offered as a 1031 exchange opportunity. With nearly five years remaining on the lease, this presents a stable and attractive investment with significant upside potential. Detailed financial information is available in the offering memorandum.
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1940
Construction
WOOD
Total area
4,591 SF
Lot
0.28 ac (11,999 SF)
Zoning code
BFCG
APN
7163-015-038
UPID
US10-0140987
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
-
Injoy Life Resources Inc. Adult Day Care
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mary Grace Cachuela · 10 yrs held
Mary Grace Cachuela
since 2015
7 recorded transactions
Zoning & alternative use
BFCG · Bellflower, CA
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 Bellflower submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bellflower 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$11,118
Tax year 2024
Assessed value
$846,240
Assessed 2024
Previous assessed
$846,240
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$423,120
Assessed improvement
$423,120
Applied tax rate
2.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
4,591 SF
Lot
0.28 ac (11,999 SF)
Zoning code
BFCG
APN
7163-015-038
UPID
US10-0140987
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BFCG · Bellflower, CA
Zoning BFCG · permitted uses
BFCG · Bellflower, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bellflower. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Mary Grace Cachuela
Individual
Mailing address
7 SWITCHBUD PL STE #192, SPRING, TX 77380-3707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Mar 9, 2023
—
Mary Grace Cachuela
—
Deed
related
$800,000 · Us Metro Bank
Jun 8, 2022
—
Mary Grace Cachuela
—
Deed
related
$802,000 · Jpmorgan Chase Bank NA
Jan 27, 2020
—
Mary Grace Cachuela
—
Deed
related
$820,600 · Us Metro Bank
Nov 5, 2015
—
Mary Grace Cachuela
Mary Grace Cachuela
Intrafamily Transfer
related
$880,000 · Us Metro Bank
Oct 11, 2013
—
Cachuela,mary G Trust
Cachuela,oscar & Cleopatra
Quit Claim Deed
related
—
Apr 27, 2012
—
Mary G Cachuela
Cachuela Family Trust
Quit Claim Deed
related
—
Apr 6, 2011
—
Cachuela Mary G Trust
Cachuela,mary G
Quit Claim Deed
related
—
Aug 13, 2010
—
Cachuela Family Trust
Cachuela,mary G
Quit Claim Deed
related
—
Mar 5, 2008
—
Mary G Cachuela
Cachuela,oscar & Cleopatra
Quit Claim Deed
related
—
Aug 28, 2006
$850,000
Oscar Cachuela
David Lester Johnson
Grant Deed
$552,500 · Golden State Business Bank
Jul 8, 1996
$197,500
David L Johnson
Us Small Business Admn
Grant Deed
$158,000 · National Bank California
Oct 24, 1995
$142,500
Us Small Business Admn
Cendejas,ruben M & Vicki L
Trustees Deed
—
Apr 9, 1992
$320,000
Ruben M Cendejas
Pape,robert N SR
Grant Deed
$288,000 · National Bank California
Sep 18, 1991
$147,000
Donna J Pape
Cal Power Inv Co
Trustees Deed
$146,855
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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