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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Apartment buildings
15131 Fairgrove Ave La Puente, CA 91744-1001
Individually Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7598671
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
4,454 SF
Lot
0.25 ac (10,794 SF)
Zoning code
LPR3*
APN
8471-022-002
UPID
US09-7598671
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
$1.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Hong Kong Goodwill Furniture I · 9 yrs held
Hong Kong Goodwill Furniture I
since 2016
6 recorded transactions
Zoning & alternative use
LPR3* · La Puente, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,195,000
6.5%
$1,105,000
7%
$1,025,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,100,000
Current use
RETAIL STORES
$1,095,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$970,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$800k
Range $720k – $880k · ±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
$180 / 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
$17,200
Tax year 2024
Assessed value
$1,309,371
Assessed 2024
Previous assessed
$1,309,371
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$568,914
Assessed improvement
$740,457
Applied tax rate
4.0000
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
1988
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
5
Rooms
5
Bathrooms
5
Total area
4,454 SF
Lot
0.25 ac (10,794 SF)
Zoning code
LPR3*
APN
8471-022-002
UPID
US09-7598671
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LPR3* · La Puente, CA
Zoning LPR3* · permitted uses
LPR3* · 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
$1.1M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$970,000
APARTMENT HOUSE (5+ UNITS) Current
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
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Rooms
5
Bathrooms
5
Lot
0.25 ac
Current owner
From public records · entity-resolved
Hong Kong Goodwill Furniture I
Individual
Free & Clear · 9 yrs held
Mailing address
14353 LYONNAIS ST, EASTVALE, CA 92880-9452
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2016
$1,150,000
Hong Kong Goodwill Furniture I
Yumei Corp
Grant Deed
—
Mar 1, 2006
—
Yumei Corp
Chen,yao-tang
Grant Deed
—
Sep 5, 2002
$538,000
Yao-tang Chen
Kao,mike P & Ruby T
Grant Deed
—
Mar 16, 1999
$260,000
Mike P Kao
Lin,te M & Chen J
Grant Deed
$195,000 · United Commercial Bank
—
—
Te M Lin
—
Deed Of Trust
related
$195,000 · United Savings Bank
—
—
Yao-tang Chen
—
Deed Of Trust
related
$469,000 · United Commercial 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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