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Property profile & analytics
OFF-MARKET
Investment properties
10455 Lowr Azusa Rd Temple City, CA 91780-3470
Entity Owned
~
Est. High Equity
Property ID
US09-7722354
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
WOOD
Total area
1,356 SF
Lot
0.18 ac (7,856 SF)
Zoning code
TCC2YY
APN
8585-017-021
UPID
US09-7722354
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Edalat Commercial Properties LLC
Edalat Commercial Properties LLC
since 2026
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
TCC2YY · Temple City, 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 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
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
$9,144
Tax year 2024
Assessed value
$696,345
Assessed 2024
Previous assessed
$696,345
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$522,260
Assessed improvement
$174,085
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
1,356 SF
Lot
0.18 ac (7,856 SF)
Zoning code
TCC2YY
APN
8585-017-021
UPID
US09-7722354
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.
Building & site characteristics
From public records
Year built
1947
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Edalat Commercial Properties LLC
Entity
Mailing address
10455 LOWR AZUSA RD, TEMPLE CITY, CA 91780-3470
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2026
$750,000
Edalat Commercial Properties LLC
Mikaelian LLC
Grant Deed
$562,500 · Bmo Bank NA
Aug 7, 2015
$600,000
Mikaelian LLC
Emile Makar
Grant Deed
$429,700 · Wells Fargo Bank NA
Dec 14, 2011
—
Makar Family Trust
Makar,george E
Quit Claim Deed
related
—
May 18, 2000
$205,000
George E Makar
Lin,bi-dwan
Grant Deed
$215,000 · Imperial Bank
Sep 26, 1989
$240,000
Lin Bidwan
Foothill Exchang
Trustees Deed
—
Oct 13, 1971
$30,000
—
—
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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