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Property profile & analytics
OFF-MARKET
Estimated value
$9,420,000
Warehouses
10902 Grand Ave Temple City, CA 91780-3567
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6363048
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
WOOD
Total area
18,900 SF
Lot
0.94 ac (40,992 SF)
Zoning code
EMM1*
APN
8574-020-017
UPID
US09-6363048
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
-
Dreamzs Etc (Bike/Boat/Book/etc) Store
-
The Firing Pin Gun Shop
-
Holland Awning & Shade Co Building Supply Hardware & Home Improvement
-
Kong Kay Auto Auto Repair Shop
-
Billyboi Aquatics (Bike/Boat/Book/etc) Store Pet Store & Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.42M
Owner & transaction history
Temple Grande LLC · 4 yrs held
Temple Grande LLC
since 2022
Last sale
$9.3M
7 recorded transactions
Zoning & alternative use
EMM1* · Temple City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.3M
+121.6%
Neighborhood: shopping center
$11.5M
+107.1%
Auto repair, garage
$8.7M
+57.4%
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
$9,615,000
ML approach
$9,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$12,305,000
Change: +122% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,505,000
Change: +107% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,740,000
Change: +57% · Conversion: Easy
MEDICAL BUILDING
$8,590,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$8,475,000
Change: +53% · Conversion: Difficult
RETAIL STORES
$7,610,000
Change: +37% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,840,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$9.42M
Range $8.48M – $10.36M · ±10% · vs last sale $9.30M (Jun 16 2022)
Last sale anchor
$9.30M
Jun 16 2022
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
$498 / 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
$35,184
Tax year 2024
Assessed value
$2,444,940
Assessed 2024
Previous assessed
$2,444,940
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$1,924,740
Assessed improvement
$520,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Total area
18,900 SF
Lot
0.94 ac (40,992 SF)
Zoning code
EMM1*
APN
8574-020-017
UPID
US09-6363048
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
EMM1* · Temple City, CA
Zoning EMM1* · permitted uses
EMM1* · 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
RESTAURANT
Est. value
$12.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.5M
AUTO REPAIR, GARAGE
Est. value
$8.7M
MEDICAL BUILDING
Est. value
$8.6M
OFFICE BUILDING
Est. value
$8.5M
RETAIL STORES
Est. value
$7.6M
COMMERCIAL (GENERAL)
Est. value
$5.8M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Temple Grande LLC
Entity
Mailing address
PO BOX 6152, WOODLAND HILLS, CA 91365-6152
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2022
$9,300,000
Temple Grande LLC
Grand Avenue El Monte LP
Grant Deed
$6,045,000 · First General Bank
Jun 26, 2008
$6,150,000
Grand Avenue El Monte
Lindquist Family Trust
Grant Deed
—
Dec 16, 2004
—
Powell Family Trust
Powell,thalia
Affidavit Of Death
related
—
Nov 13, 2001
—
Grand Inv Harbert
Harbert,r E Tr
Quit Claim Deed
related
—
Dec 8, 1997
—
Harbert Raymond E Co Tr Et Al
—
Deed Of Trust
related
—
—
—
Powell Trust
—
Deed Of Trust
related
$519,953 · San Gabriel Valley Bank
—
—
Harbert Grand Investment Co
—
Deed Of Trust
related
$700,000 · Southland Business 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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