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Property profile & analytics
OFF-MARKET
Estimated value
$8,045,000
Community centers
13020 Francisquito Ave Baldwin Park, CA 91706-3700
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9172482
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1988
Construction
WOOD
Total area
31,957 SF
Lot
2.39 ac (103,939 SF)
Zoning code
BPC2*
APN
8551-011-074
UPID
US09-9172482
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
$8.05M
Owner & transaction history
Mario De La Torre JR. · 13 yrs held
Mario De La Torre JR.
since 2013
5 recorded transactions
Zoning & alternative use
BPC2* · Baldwin Park, 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 Baldwin Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Baldwin Park 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
$252 / 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
$56,028
Tax year 2024
Assessed value
$3,824,494
Assessed 2024
Previous assessed
$3,824,494
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$2,066,265
Assessed improvement
$1,758,229
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
22
Total area
31,957 SF
Lot
2.39 ac (103,939 SF)
Zoning code
BPC2*
APN
8551-011-074
UPID
US09-9172482
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BPC2* · Baldwin Park, CA
Zoning BPC2* · permitted uses
BPC2* · Baldwin Park, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Baldwin Park. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
22
Lot
2.39 ac
Current owner
From public records · entity-resolved
Mario De La Torre JR.
Individual
Mailing address
305 N SOTO ST STE D, LOS ANGELES, CA 90033-1862
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2013
—
Mario De La Torre JR.
De La Torre,marilyn L
Quit Claim Deed
related
—
Dec 31, 2012
—
Gila Bend Invesments LLC
De La Torre Family Trust
Grant Deed
—
Sep 6, 1994
$1,250,000
De La Torre Trust
General Bank
Grant Deed
$1,000,000 · General Bank
Oct 17, 1988
$3,650,000
Fung Holdings Hung
Unknown
Grant Deed
related
—
—
—
De La Torre Trust
—
Deed Of Trust
related
$981,000 · Citizens 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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