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Property profile & analytics
OFF-MARKET
Estimated value
$17,655,000
Apartment buildings
13712 Sunkist Dr La Puente, CA 91746-1686
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8386801
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1992
Construction
WOOD
Total area
67,259 SF
Lot
1.64 ac (71,467 SF)
Zoning code
LPC2*
APN
8464-032-048
UPID
US09-8386801
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
$16.65M
Comparable Approach
Comparable
$23.30M
Blend (final)
Blend
$17.66M
Owner & transaction history
Sunny Garden Apartments 2 LP · 6 yrs held
Sunny Garden Apartments 2 LP
since 2020
Last sale
$17.9M
5 recorded transactions
Zoning & alternative use
LPC2* · La Puente, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$26.3M
+57.8%
Neighborhood: shopping center
$24.4M
+46.5%
Office building
$20.7M
+24.3%
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 La Puente submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Puente 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
$18,165,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$18,040,000
6.5%
$16,650,000
7%
$15,460,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$16,635,000
Current use
AUTO REPAIR, GARAGE
$26,255,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$24,370,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$20,680,000
Change: +24% · Conversion: Moderate
RETAIL STORES
$19,695,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$15,930,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$17.66M
Range $15.89M – $19.42M · ±10% · vs last sale $17.90M (Apr 3 2020)
Last sale anchor
$17.90M
Apr 3 2020
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
$262 / 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
$25,254
Tax year 2024
Assessed value
$19,192,415
Assessed 2024
Previous assessed
$19,192,415
+0.0% YoY
Effective rate
0.13%
On assessed value
Assessed land
$4,288,807
Assessed improvement
$14,903,608
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1992
Construction
WOOD
Heating
NONE
Cooling
YES
Units
96
Bathrooms
98
Total area
67,259 SF
Lot
1.64 ac (71,467 SF)
Zoning code
LPC2*
APN
8464-032-048
UPID
US09-8386801
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPC2* · La Puente, CA
Zoning LPC2* · permitted uses
LPC2* · La Puente, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Puente. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$16.6M
AUTO REPAIR, GARAGE
Est. value
$26.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.4M
OFFICE BUILDING
Est. value
$20.7M
RETAIL STORES
Est. value
$19.7M
WAREHOUSE, STORAGE
Est. value
$15.9M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1992
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
96
Bathrooms
98
Lot
1.64 ac
Current owner
From public records · entity-resolved
Sunny Garden Apartments 2 LP
Entity
Mailing address
1730 E HOLLY AVE #327, EL SEGUNDO, CA 90245-4404
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jun 16, 2021
—
Sunny Garden Apartments 2 LP
—
Deed
related
$21,000,000 · Rose Community Capital LLC
Apr 3, 2020
$17,900,000
Sunny Garden Apartments 2 LP
La Puente Gardens
Grant Deed
$15,215,000 · Rose Community Capital LLC
Oct 15, 1991
—
Garden La Puente
—
Grant Deed
related
$4,700,000 · Far East National Bank
Jul 31, 1991
$2,000,000
Garden La Puente
Chan,piyun
Grant Deed
—
—
—
La Puente Gardens
—
Deed Of Trust
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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