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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Investment properties
13887 Francisquito Ave Baldwin Park, CA 91706-5902
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-8391796
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1959
Construction
WOOD
Total area
2,400 SF
Lot
0.19 ac (8,241 SF)
Zoning code
BPCM*
APN
8558-028-024
UPID
US09-8391796
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
$685k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$539k
Blend (final)
Blend
$760k
Owner & transaction history
Chant Ho Family Trust
Chant Ho Family Trust
since 2026
Last sale
$800,000
5 recorded transactions
Zoning & alternative use
BPCM* · Baldwin Park, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+47.1%
Auto repair, garage
$815,000
+9.6%
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
Method
Estimation
Statistic approach
$540,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$740,000
Current use
MEDICAL BUILDING
$1,090,000
Change: +47% · Conversion: Easy
AUTO REPAIR, GARAGE
$815,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$720,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$605,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $800k (Aug 23 2023)
Last sale anchor
$800k
Aug 23 2023
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
$317 / 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
$11,071
Tax year 2024
Assessed value
$857,759
Assessed 2024
Previous assessed
$857,759
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$536,099
Assessed improvement
$321,660
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Cooling
OTHER
Total area
2,400 SF
Lot
0.19 ac (8,241 SF)
Zoning code
BPCM*
APN
8558-028-024
UPID
US09-8391796
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BPCM* · Baldwin Park, CA
Zoning BPCM* · permitted uses
BPCM* · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$740,000
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$815,000
RETAIL STORES
Est. value
$720,000
OFFICE BUILDING
Est. value
$605,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1959
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
0.19 ac
Current owner
From public records · entity-resolved
Chant Ho Family Trust
Trust
Mailing address
2304 MELVILLE DR, SAN MARINO, CA 91108-2614
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2026
—
Chant Ho Family Trust
Wai Leung Chan
Deed
related
—
Aug 23, 2023
—
Francisquito Properties LLC
Francisquito Properties LLC
Intrafamily Transfer
related
—
Jun 30, 2020
$800,000
Francisquito Properties LLC
Cnl King LLC
Grant Deed
$450,000 · Corporate Banking Center II
Jun 7, 2012
—
Cnl King LLC
Cnl Park LLC
Quit Claim Deed
—
Apr 24, 2006
—
Cnl Park LLC
Lin Cristopher C T Trust
Grant Deed
—
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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