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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Investment properties
15 Chapel Ave Alhambra, CA 91801-3907
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9550372
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1937
Total area
3,280 SF
Lot
0.42 ac (18,306 SF)
Zoning code
ALCBD/DRD*
APN
5345-004-057
UPID
US09-9550372
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
-
Brown Lloyd & Stevenson Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$862k
Blend (final)
Blend
$1.03M
Owner & transaction history
Murrieta Town Center East LLC
Murrieta Town Center East LLC
since 2026
7 recorded transactions
Zoning & alternative use
ALCBD/DRD* · Alhambra, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+49.7%
Medical building
$1.5M
+47.1%
Retail stores
$1.4M
+35.5%
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 Alhambra submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alhambra 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$950,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,015,000
Current use
AUTO REPAIR, GARAGE
$1,515,000
Change: +50% · Conversion: Difficult
MEDICAL BUILDING
$1,490,000
Change: +47% · Conversion: Easy
RETAIL STORES
$1,375,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$1,095,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$965,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10%
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
$313 / 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
$64,261
Tax year 2024
Assessed value
$5,331,425
Assessed 2024
Previous assessed
$5,331,425
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,562,225
Assessed improvement
$2,769,200
Applied tax rate
1.0000
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
1937
Heating
NONE
Total area
3,280 SF
Lot
0.42 ac (18,306 SF)
Zoning code
ALCBD/DRD*
APN
5345-004-057
UPID
US09-9550372
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
ALCBD/DRD* · Alhambra, CA
Zoning ALCBD/DRD* · permitted uses
ALCBD/DRD* · Alhambra, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alhambra. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$965,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
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
1937
Heating
NONE
Lot
0.42 ac
Current owner
From public records · entity-resolved
Murrieta Town Center East LLC
Entity
Mailing address
1611 S GARFIELD AVE STE #300, ALHAMBRA, CA 91801-5432
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2026
$1,400,000
Murrieta Town Center East LLC
Plaza Elite Group LLC
Grant Deed
$1,398,000 · Pacific Plaza Elite Group LLC
Jul 23, 2025
$1,270,000
Oc Prime Property LLC
Pacific Plaza Elite Group LLC
Grant Deed
$1,079,500 · Ahl Funding
Jul 21, 2025
$827,000
Phillip Taichun Hsu
Pacific Plaza Elite Group LLC
Grant Deed
—
Jul 1, 2025
$868,000
Yau Ng
Pacific Plaza Elite Group LLC
Grant Deed
—
Apr 2, 2025
—
Socal Thoracic Surgical Associates
Pacific Plaza Elite Group LLC
Deed
related
—
Mar 26, 2025
$1,240,000
Socal Thoracic Surgical Associates
Pacific Plaza Elite Group LLC
Grant Deed
—
Nov 22, 2024
$950,000
Chun Gu
Pacific Plaza Elite Group LLC
Grant Deed
$500,000 · Citibank NA
Nov 22, 2024
$868,000
Sheryl Lin
Pacific Plaza Elite Group LLC
Grant Deed
$468,000 · Citibank NA
Nov 21, 2024
$950,000
Yunfeng Liu
Pacific Plaza Elite Group LLC
Grant Deed
$365,000 · Citibank NA
Nov 8, 2024
$940,000
Thomas Weiguo Bai
Pacific Plaza Elite Group LLC
Grant Deed
—
Mar 13, 2024
—
Pacific Plaza Elite Group LLC
—
Deed
related
$6,000,000 · Pacific Alliance Bank
Oct 5, 2021
—
Pacific Palza Elite Group LLC
—
Deed
related
$3,940,000 · Pacific Alliance 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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